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2025-02-27 City Council Agenda Packet
Corcoran City Council Agenda February 27, 2025 7:00 pm a.NAL 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Presentations a.Financial Quarterly Report 5.Open Forum – Public Comment Opportunity 6.Consent Agenda a.Approval of City Council Minutes b.Financial Claims c.Financial Quarterly Report d.City Park – FONSI e.City Center Drive & 79th Place – Turn Lane Improvements Re-Bid Authorization f.Spaeth Garage CUP g.Northeast District Plan Zoning Amendment h.Resolution 2025-15 Authorizing Park Grants i.Resolution 2025-18 Approving Charitable Gambling License j.Planning Commissioner Resignation k.. Planning Commission Appointment l.Parks and Trails Commission Appointments m.MN Chiefs Community Partnership Grant – Coffee with a Cop n.Police Department Inauguration Support o.UMN AED Project LUCAS Grant p.Resolution 2025-19 Supporting Grant Application – 2025 DNR Outdoor Recreation Grant Progam 7.Planning a.Schmid’s Hidden Valley Concept Plan b.St. Thomas Concept Plan c.Commercial and Industrial Ordinance Update 8.Unfinished Business a.Overweight Vehicle Policy b.Domino’s Vinyl Wrap 9.New Business a.Parks & Trails Appointment - New 10.Staff Update 11.Council Update 12.2025 City Council Schedule 13.Adjournment 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: 864 5093 6362 Video Link and Instructions: https://us02web.zoom.us/j/86450936362 visit http://www.zoom.us and enter Meeting ID: 864 5093 6362 *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 * City of Corcoran City Council Minutes February 13, 2025, 7pm 1 The Corcoran City Council met on February 13, 2025, 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, Councilors Friedrich, Nichols and Vehrenkamp were present. Councilor Lanterman was excused. City Administrator Tobin, City Clerk Johnson, City Attorney Thames, Community Development Director Davis-McKeown, Planner Lindahl, Public Works Director Mattson, and Parks & Recreation Supervisor Chistensen Buck were present. 1. Call to Order / Roll Call Mayor McKee called the meeting to order at 7:01 pm. 2. Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3. Agenda Approval Mayor McKee stated there were no changes to the agenda MOTION: made by Vehrenkamp, seconded by Nichols to approve the agenda. Voting Aye: McKee, Vehrenkamp, Nichols and Friedrich. (Motion carries: 4:0) 4. Presentations Jessica Christensen Buck was awarded the Minnesota Recreation and Parks Association Horizon Award and recognized for 5 years of service to the community of Corcoran. Steve Warren was recognized for 28 years of service to the Corcoran Police Department and congratulated on his retirement. 5. Open Forum - No Public Comments 6. Consent Agenda a. City Council Meeting Minutes Approval Action – Approved January 23, 2025 City Council Minutes. b. Financial Claims Action – Approved Financial Claims for February 13, 2025. c. Revision to Recorded Resolution 2024-92 for Hope Meadows Action – Adopted Revision to Recorded Resolution 2024-92 for Hope Meadows. d. Notice of Decision for Corcoran Industrial NE Environmental Assessment Worksheet (EAW) Action – Adopted Resolution 2025-10 Declaring a Finding of “No Need” for an Environmental Impact Statement. e. Water Tower Change Order 3 Action – Approved Water Tower Change Order 3. f. Water Treatment Plant Change Order 9 Action – Approved Water Treatment Plant Change Order 9. g. Stieg Road Improvements Pay Request 7 Action – Approved Pay Request #7 for the Stieg Road Improvements Project to Fehn Companies, Inc. in the amount of $5,061.03. h. Water Treatment Plant Pay Request 21 Action- Approved Pay Request #21 for the Corcoran Water Treatment Plant Project to Rice Lake Construction Group in the amount of $589,997.50. Agenda Item 6a. City of Corcoran City Council Minutes February 13, 2025, 7pm 2 i. Horseshoe Bend Drainage Improvements-Restoration Modifications Pay Request Action – Approved Pay Request for Horseshoe Bend Drainage Improvements to Blackstone Contractors, LLC in the amount of $28,378.56. j. Water Treatment Plant – 10200 County Road 116 Culvert Replacement Pay Request Action – Approved Pay Request for culvert replacement at 10200 County Road 116 to Blackstone Contractors, LLC in the amount of $9,573.90. k. Proposal for Water Treatment Plant – Process Safety Management Plan Action – Approved Proposal for Water Treatment Plant – Process Safety Management Plan. l. Water Tower – Xcel Energy Pay Request Action – Approved Water Tower – Xcel Energy Pay Request. m. Bass Lake Crossing 1st & 2nd Addition Action – Approved a Conditional Acceptance of Public Improvements for Bass Lake Crossing 1st & 2nd Additions. n. CIP Pre Orders Action – Authorized 2025 Capital Improvement Plan Pre-Authorization Orders and Amendments as Presented. o. Resolution 2025-13 Recognizing Steve Warren Retirement Action – Adopted Resolution 2025-13 Recognizing Steve Warren Retirement. MOTION: made by Nichols, seconded by Friedrich to approve consent agenda items 6a-6d, and 6f-6o. Voting Aye: McKee, Friedrich, Nichols, and Vehrenkamp. (Motion carries: 4:0) MOTION: made by Vehrenkamp, seconded by Nichols to approve consent agenda item 6e. Voting Aye: McKee, Friedrich, Nichols, and Vehrenkamp (Motion carries 4:0) 7. Planning a. Public Hearing – Easement Vacation for Rush Creek Reserve Wetland Mayor McKee opened the public hearing. No Comments. MOTION: made by Vehrenkamp, seconded Nichols to close the public hearing. Voting aye: McKee, Friedrich, Nichols, and Vehrenkamp (Motion carries: 4:0) Planner Lindahl gave a staff report. Vehrenkamp moved, Nichols seconded to adopt Resolution 2025-06 Approving the Easement Vacation for Rush Creek Reserve Second Addition. b. Park Financing Discussion Mayor McKee opened the public hearing. • Josh Montgomery, Saint Therese, addressed the Council regarding the park area along County Road 116. • Dennis Stieg, 1932 Stieg Rd, Corcoran, addressed the Council regarding The Parks and Trails 2040 Comprehensive Plan. Council was asked to review and discuss the Parks and Trails plan within the 2040 Comprehensive Plan as well as assumptions made in the park dedication formula to inform ongoing pak planning efforts. Council provided feedback to staff. c. 60% Design – City Park Gabrielle Grinde, HKGi consultant, addressed the council with the 60% city park design review and budge scenarios Jessica Christensen Buck gave a summary on the community engagement done in November 2024 and answered questions. City of Corcoran City Council Minutes February 13, 2025, 7pm 3 The Council discussed the proposed scenarios and moving forward with construction documents phase as recommended during the October 24th meeting. MOTION: made by Nichols, seconded by Friedrich to direct staff to move forward with scenario 2A with revisions as discussed. Voting aye: McKee, Friedrich, Nichols, and Vehrenkamp (Motion carries: 4:0) 8. No Unfinished Business 9. New Business a. Public Hearing – Bonding CIP and Land Acquisition Tammy Omdal, Northland Securities, explained the requirements for the public hearing and recommendations for the resolutions. Mayor McKee opened public hearing. No public comment. MOTION: made by Vehrenkamp, seconded by Nichols to close public hearing. Voting aye: McKee, Friedrich, Nichols, and Vehrenkamp. Motion carries (4:0) MOTION: made by Nichols, seconded by Vehrenkamp to adopt Resolution 2025-11. Voting aye: McKee, Friedrich, Nichols, and Vehrenkamp. Motion carries (4:0) MOTION: made by Vehrenkamp, seconded by Nichols to approve Resolution 2025-12. Voting aye: McKee, Friedrich, Nichols, and Vehrenkamp. Motion carries (4:0) 10. Closed Session Mayor McKee adjourned the meeting to go into a closed session at 10:05 pm. The City Council entered under a closed session pursuant to the authority granted by Minn. Stat. 13D.05 subd. 3(c)(3), in order to develop and consider an offer for the purchase of real property – PID 2611923130006 and PID 2311923340001. Staff and the City Attorney have been given direction. Mayor McKee called the meeting back to order at 10:21 pm. 11. Staff Reports a. Class and Compensation update was given by City Administrator Jay Tobin b. Sign Ordinance update was given by City Administrator Jay Tobin. c. Goal Setting and Strategic Planning date is set for March 3, 2025. 12. Council Reports • Mayor Tom McKee reported that there are two potential applicants for the Parks and Trails Commission, and he will be reaching out to them to set up an interview. • Councilor Dean Vehrenkamp inquired about attendance policies for Commissioners and commitments. Do we have anything in the code? 13. 2025 City Council Schedule Upcoming Elected Leaders Institute in Plymouth February 21 & 22, 2025. 14. Adjournment MOTION: made by Nichols, seconded by Friedrich to adjourn. Voting Aye: McKee, Friedrich, Nichols, and Vehrenkamp. (Motion carries 4:0) Meeting adjourned at 10:53 p.m. February 13, 2025 Respectfully submitted, _____________________________________ Karen Heiden – Deputy Clerk STAFF REPORT Agenda Item 6b Council Meeting February 27, 2025 Prepared By Reed Kottke Topic Financial Claims to February 27, 2025 Action Required Review and Approval Summary Claims require Council review and approval, those permitted per policy have been completed, while others are pending for Council approval. Financial/Budget Claims are within budget or are identified on a case-by-case basis to confirm funding source and seek Council approvals as necessary. Options 1. Approve claims as presented. 2. Amend and approve claims. Recommendation Approve claims as presented. Council Action Consider approving claims as presented. Attachments 1.Claims approved and processed per policy 2. Claims pending Council approval Check Range: 36641-36653 Financial Claims 02/20/2025 74,211.03$ -$ 74,211.03$ Check Register (See register for financial claims) Automatic Deduction (EFT) Total Expenditures For Approval Agenda Item: 6b 1 Council Meeting: 02/27/2025 CLAIMS APPROVED AND PROCESSED PER POLICY Prepared By: Reed Kottke, Accountant Check Range: 36654 Financial Claims 02/27/2025 20,459.00$ 221,977.73$ 242,436.73$ Date Vendor Amount Description 2/6/2025 MEDSURETY 30.00$ FEBRUARY COBRA ADMINISTRATION 2/6/2025 ADP NET PAY 129,553.88$ PP3 NET PAY 2/6/2025 ADP TAX 41,632.76$ PP3 TAX WITHHOLDING 2/7/2025 REVTRAK 19.95$ FEBRUARY MONTHLY FEE 2/7/2025 REVTRAK 260.67$ FEBRUARY CREDIT CARD PROCESSING 2/10/2025 PUBLIC EMPLOYEES RETIREMENT ASSOCIATION OF MN 34,408.07$ PP3 PENSION CONTRIBUTIONS 2/10/2025 MINNESOTA STATE RETIREMENT SYSTEM 3,168.28$ PP3 DEFERRED COMPENSATION / ROTH CONTRIBUTIONS 2/10/2025 MINNESOTA STATE RETIREMENT SYSTEM 4,215.65$ PP3 HEALTH CARE SAVINGS PLAN CONTRIBUTIONS 2/10/2025 OPTUM FINANCIAL 5,851.61$ PP3 HEALTH SAVINGS ACCOUNT CONTRIBUTIONS 2/11/2025 OPTUM CLAIM 250.00$ FSA REQUIRED MINIMUM FUNDING 2/12/2025 INVOICE CLOUD 1,722.97$ JANUARY CREDIT CARD PROCESSING 2/14/2025 ADP PAYROLL FEES 513.89$ PP3 PROCESSING FEE 2/14/2025 POSTALIA POSTAGE 300.00$ MAIL METER 2/18/2025 POSTALIA POSTAGE 50.00$ MAIL METER Total 221,977.73$ Automatic Deduction / Electronic Fund Transfer / Other Disbursement Check Register (See register for detail) Automatic Deduction / Electronic Funds Transfer Total Expenditures For Approval Agenda Item: 6b 2 Council Meeting: 02/27/2025 CLAIMS PENDING COUNCIL APPROVAL Prepared By: Reed Kottke, Accountant BANK CODE: GEN CHECK DATE: 02/20/2025 INVOICE PAY DATE FROM 02/20/2025 TO 02/20/2025 02/20/2025 09:45 AM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 12,256.74 0.00 2,256.74 ABIGAIL EDSTROM299636641GEN02/20/2025 11,060.70 0.00 1,060.70 MATT GOTTSCHALK211736642GEN02/20/2025 11,500.00 0.00 1,500.00 KOTTKE, ROBBIE243436643GEN02/20/2025 1141.00 0.00 141.00 LIGHTBULBS.COM225836644GEN02/20/2025 3608.68 0.00 608.68 MENARDS BUFFALO194436645GEN02/20/2025 11,599.00 0.00 1,599.00 MINNESOTA OCCUPATIONAL HEALTH223136646GEN02/20/2025 11,648.00 0.00 1,648.00 MINNESOTA OCCUPATIONAL HEALTH223136647GEN02/20/2025 13,693.60 0.00 3,693.60 MN DEPARTMENT OF HEALTH117536648GEN02/20/2025 119,348.65 0.00 19,348.65 NW TRAILS ASSOCIATION38336649GEN02/20/2025 1285.00 0.00 285.00 PATRICK OLSONMISC36650GEN02/20/2025 2286.98 0.00 286.98 U.S. BANK292836651GEN02/20/2025 18,386.39 0.00 8,386.39 WRIGHT-HENNEPIN COOP ELECT184436652GEN02/20/2025 133,396.29 0.00 33,396.29 XCEL ENERGY15836653GEN02/20/2025 Num Stubs: 0Num Checks: 13 Num Invoices: 16 Total Amount: 74,211.03 BANK CODE: GEN CHECK DATE: 02/27/2025 INVOICE PAY DATE FROM 02/27/2025 TO 02/27/2025 02/20/2025 10:05 AM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 120,459.00 0.00 20,459.00 ELM CREEK WATERSHED MGMT COMM16336654GEN02/27/2025 Num Stubs: 0Num Checks: 1 Num Invoices: 1 Total Amount: 20,459.00 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/3Page: 02/20/2025 11:33 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 02/14/2025 - 02/20/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 36641 366412,256.74 02/20/2520250131WELLNESS TRAVEL REIMBURSEMENTABIGAIL EDSTROM01/31/25100-42100-50307 2,256.74 Total For Check 36641 Check 36642 366421,060.70 02/20/2520250131WELLNESS TRAVEL REIMBURSEMENTMATT GOTTSCHALK01/31/25100-42100-50307 1,060.70 Total For Check 36642 Check 36643 366431,500.00 02/20/25202502012025 RECRUITMENT AND RETENTION REIMBURSEMENTKOTTKE, ROBBIE02/01/25100-43100-50307 1,500.00 Total For Check 36643 Check 36644 36644141.00 02/20/25INV4149081KT-LED QTY 12LIGHTBULBS.COM01/01/25100-43100-50210 141.00 Total For Check 36644 Check 36645 36645380.70 02/20/2520952MF GENERAL TOOL SET 176PCMENARDS BUFFALO12/31/24100-43100-50210 36645199.26 02/20/2521405GARAGE DOOR SPRAY 8' BELT DRIVEMENARDS BUFFALO12/31/24100-43100-50210 3664528.72 02/20/2519972STAINLESS WIRE BRUSHMENARDS BUFFALO12/31/24100-45200-50210 608.68 Total For Check 36645 Check 36646 36646516.00 02/20/25476252MEDICAL TESTING NOVEMBER 2024MINNESOTA OCCUPATIONAL HEALTH12/31/24100-42100-50300 366461,083.00 02/20/25476252MEDICAL TESTING NOVEMBER 2024MINNESOTA OCCUPATIONAL HEALTH12/31/24100-43100-50300 1,599.00 Total For Check 36646 Check 36647 366471,519.00 02/20/25478106MEDICAL TESTING DECEMBER 2024MINNESOTA OCCUPATIONAL HEALTH12/31/24100-42100-50300 36647129.00 02/20/25478106MEDICAL TESTING DECEMBER 2024MINNESOTA OCCUPATIONAL HEALTH12/31/24100-43100-50300 1,648.00 Total For Check 36647 Check 36648 366483,693.60 02/20/252024Q4COMMUNITY WATER SUPPLY SERVICE CONNECTION FEE 10/01-12/31/2024MN DEPARTMENT OF HEALTH12/31/24601-49400-50300 3,693.60 Total For Check 36648 Check 36649 3664919,348.65 02/20/252025BM12025 1ST BENCHMARKNW TRAILS ASSOCIATION01/01/25100-45200-50530 19,348.65 Total For Check 36649 Check 36650 36650285.00 02/20/25738232S WARREN SHADOWBOXPATRICK OLSON02/19/25100-41900-50210 285.00 Total For Check 36650 Check 36651 366516.98 02/20/2520241203-4TARGET GROCERYCREDIT CARD PURCHASES12/31/24100-41400-50207 36651280.00 02/20/25102694HIGH VIS VEST CORCORAN LOGO QTY 20CREDIT CARD PURCHASES12/31/24100-45100-50210 286.98 Total For Check 36651 Check 36652 366528,386.39 02/20/2535031936206ELECTRIC JANUARY 2025WRIGHT-HENNEPIN COOP ELECT01/10/25100-41900-50381 8,386.39 Total For Check 36652 Check 36653 3665333,396.29 02/20/25913021262PROJECT 51-0014472455-5 CITY OF CORCORAN MNNCUFXCEL ENERGY01/30/25601-00000-16500 33,396.29 Total For Check 36653 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/3Page: 02/20/2025 11:33 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 02/14/2025 - 02/20/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 3/3Page: 02/20/2025 11:33 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 02/14/2025 - 02/20/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number 37,121.14 Fund 100 GENERAL FUND 37,089.89 Fund 601 WATER Fund Totals: 74,211.03 Total For All Funds: CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/2Page: 02/20/2025 11:35 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 02/21/2025 - 02/27/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 36654 3665420,459.00 02/27/253562025 MEMBER ASSESSMENTELM CREEK WATERSHED MGMT COMM02/27/25100-41900-50433 20,459.00 Total For Check 36654 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/2Page: 02/20/2025 11:35 AM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 02/21/2025 - 02/27/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number 20,459.00 Fund 100 GENERAL FUND Fund Totals: 20,459.00 Total For All Funds: 4th Quarter Report City of Corcoran City of Corcoran, Minnesota As of December 31, 2024 ACCOUNTANT'S COMPILATION REPORT February 20, 2025 Honorable Mayor and City Council City of Corcoran City of Corcoran, Minnesota We have compiled the accompanying statement of revenues and expenditures for the General Fund and statements of revenues and expenses for the enterprise funds of the City of Corcoran as of December 31, 2024 for the quarter then ended. We have not audited or reviewed the accompanying financial statements and, accordingly, do not express an opinion or provide any assurance about whether the financial statements are in accordance with accounting principles generally accepted in the United States of America. Management is responsible for the preparation and fair presentation of the financial statements in accordance with accounting principles generally accepted in the United States of America and for designing, implementing, and maintaining internal control relevant to the preparation and fair presentation of the financial statements. Our responsibility is to conduct the compilation in accordance with Statements on Standards for Accounting and Review Services issued by the American Institute of Certified Public Accountants. The objective of a compilation is to assist management in presenting financial information in the form of financial statements without undertaking to obtain or provide any assurance that there are no material modifications that should be made to the financial statements. Management has elected to omit substantially all of the disclosures and the statement of cash flows required by accounting principles generally accepted in the United States of America. If the omitted disclosures and the statement of cash flows were included in the financial statements, they might influence the user's conclusions about the City's financial position, results of operations, and cash flows. Accordingly, the financial statements are not designed for those who are not informed about such matters. Sincerely, Abdo Financial Solutions 2 12/31/2024 12/31/2023 Increase/ (Decrease) Checking and Savings $12,843,657 $2,507,792 $10,335,865 Investments (at Market Value)13,512,545 40,483,775 (26,971,230) Total Cash and Investments $26,356,202 $42,991,567 $(16,635,365) Checking and Savings Investments (at Market Value) Total Cash and Investments 12/31/2024 12/31/2023 Increase/ (Decrease) Checking and Savings $12,843,657 $2,507,793 $10,335,864 Money Market 13,512,545 33,096,254 (19,583,709) Brokered CD 0 2,387,520 (2,387,520) Government Securities 0 5,000,000 (5,000,000) Total Investments $26,356,202 $42,991,567 $(16,635,365) Checking and Savings Money Market Brokered CD Government Securities Total Investments February 20, 2025 Cash and Investments The City's cash and investment balances are as follows: Dear Honorable Mayor and City Council: We have reconciled all bank accounts through December 31, 2024 and reviewed activity in all funds. The following is a summary of our observations. All information presented is unaudited. Honorable Mayor and City Council City of Corcoran City of Corcoran, Minnesota The investment type is as follows: 3 General Fund Cash Balances $3,000,000 $4,000,000 $5,000,000 $6,000,000 $7,000,000 $8,000,000 $9,000,000 $10,000,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Current Year Prior Year 2 Prior Years PY Average 50% Reserve 4 Current short-term rates being offered by financial institutions have increased over the last two years as evidenced by the table of U.S. Treasury rates below. The U.S. Treasury rates provide a benchmark perspective for rate of return. This information is unaudited and is intended solely for the information and use of management and City Council and is not intended and should not be used by anyone other than these specified parties. If you have any questions or wish to discuss any of the items contained in this letter or the attachments, please feel free to contact us at your convenience. We wish to thank you for the continued opportunity to be of service and for the courtesy and cooperation extended to us by your staff. Sincerely, ABDO FINANCIAL SOLUTIONS * * * * * Treasury Yield 1 mo 3 mo 6 mo 1 yr 2 yr 3 yr 5 yr 7 yr 10 yr 12/31/2018 2.44 2.45 2.56 2.63 2.48 2.46 2.51 2.59 2.69 3/29/2019 2.44 2.43 2.44 2.39 2.31 2.28 2.31 2.41 2.52 6/28/2019 2.18 2.12 2.09 1.92 1.75 1.71 1.76 1.87 2.00 9/30/2019 1.91 1.88 1.83 1.75 1.63 1.56 1.55 1.62 1.68 12/31/2019 1.48 1.55 1.60 1.59 1.58 1.62 1.69 1.83 1.92 3/31/2020 0.05 0.11 0.15 0.17 0.23 0.29 0.37 0.55 0.70 6/30/2020 0.13 0.16 0.18 0.16 0.16 0.18 0.29 0.49 0.66 9/30/2020 0.08 0.10 0.11 0.12 0.13 0.16 0.28 0.47 0.69 12/31/2020 0.08 0.08 0.09 0.09 0.10 0.13 0.17 0.36 0.65 3/31/2021 0.01 0.01 0.03 0.05 0.07 0.16 0.35 0.92 1.40 6/30/2021 0.05 0.05 0.06 0.07 0.25 0.46 0.87 1.21 1.45 9/30/2021 0.07 0.04 0.05 0.09 0.28 0.53 0.98 1.32 1.52 12/31/2021 0.06 0.06 0.19 0.39 0.73 0.97 1.26 1.44 1.52 3/31/2022 0.17 0.52 1.06 1.63 2.28 2.45 2.42 2.40 2.32 6/30/2022 1.28 1.72 2.51 2.80 2.92 2.99 3.01 3.04 2.98 9/30/2022 2.79 3.33 3.92 4.05 4.22 4.25 4.06 3.97 3.83 12/30/2022 4.12 4.42 4.76 4.73 4.41 4.22 3.99 3.96 3.88 3/31/2023 4.74 4.85 4.94 4.64 4.06 3.81 3.60 3.55 3.48 6/30/2023 5.24 5.43 5.47 5.40 4.87 4.49 4.13 3.97 3.81 9/30/2023 5.55 5.55 5.53 5.46 5.03 4.80 4.60 4.61 4.59 12/31/2023 5.60 5.40 5.26 4.79 4.23 4.01 3.84 3.88 3.88 3/31/2024 5.49 5.46 5.38 5.03 4.59 4.40 4.21 4.20 4.20 6/30/2024 5.47 5.48 5.33 5.09 4.71 4.53 4.33 4.33 4.36 9/30/2024 4.93 4.73 4.38 3.98 3.66 3.58 3.58 3.67 3.81 12/31/2024 4.40 4.37 4.24 4.16 4.25 4.27 4.38 4.48 4.58 12/31/2018 3/29/2019 6/28/2019 9/30/2019 12/31/2019 3/31/2020 6/30/2020 9/30/2020 12/31/2020 3/31/2021 6/30/2021 9/30/2021 12/31/2021 3/31/2022 6/30/2022 9/30/2022 12/30/2022 3/31/2023 6/30/2023 9/30/2023 12/31/2023 3/31/2024 6/30/2024 9/30/2024 12/31/2024 5 City of Corcoran, Minnesota Statement of Revenues and Expenditures - Budget and Actual - General Fund (Unaudited) For the Twelve Months Ended December 31, 2024 2024 Annual Budget YTD Budget 12/31/2024 YTD Actual Thru 12/31/2024 Variance - Favorable (Unfavorable) Percent Received or Expended Based on Budget Thru December I C Revenues Taxes $7,184,348 $7,184,348 $7,065,933 $(118,415)98.35% Special Assessments 0 0 (2,837)(2,837)0.00% Licenses and Permits 1,327,950 1,327,950 1,791,920 463,970 134.94%① Fines 25,000 25,000 25,426 426 101.70% Transfers 561,200 561,200 535,500 (25,700)95.42% Intergovernmental 333,500 333,500 428,653 95,153 128.53%② Charges for Services and Sales 382,147 382,147 297,320 (84,827)77.80%③ Miscellaneous Revenue 71,100 71,100 104,258 33,158 146.64%④ Interest 25,000 25,000 84,496 59,496 337.98%⑤ Total Revenues $9,910,245 $9,910,245 $10,330,668 $420,423 104.24%①, ②, ③, … Expenditures City Council $27,890 $27,890 $29,326 $(1,436)105.15% Communication 15,500 15,500 12,590 2,910 81.22% City Administration 220,000 220,000 234,050 (14,050)106.39% Administration 431,750 431,750 442,441 (10,691)102.48% Election 33,400 33,400 20,816 12,584 62.32% Finance 449,500 449,500 655,339 (205,839)145.79%⑥ Assessing 165,000 165,000 168,571 (3,571)102.16% Legal 50,000 50,000 95,822 (45,822)191.64%⑦ Central Services 704,900 704,900 997,541 (292,641)141.52%⑧ Planning and Zoning 271,675 271,675 286,278 (14,603)105.38% Information Technology 253,000 253,000 265,584 (12,584)104.97% Police 2,590,540 2,590,540 2,443,324 147,216 94.32% Police Administration 211,400 211,400 229,218 (17,818)108.43% Emergency Management 11,950 11,950 10,677 1,273 89.35% Building Inspection 725,300 725,300 915,587 (190,287)126.24%⑨ Code Enforcement 66,000 66,000 59,639 6,361 90.36% Highway, Streets, and Roadways 1,541,900 1,541,900 1,484,046 57,854 96.25% Paved Streets 320,000 320,000 240,398 79,602 75.12%⑩ Unpaved Streets 400,000 400,000 415,075 (15,075)103.77% Ice and Snow Removal 62,100 62,100 45,713 16,387 73.61% Engineering 367,200 367,200 158,215 208,985 43.09%⑪ Recycling 13,600 13,600 18,789 (5,189)138.16% Recreation 162,540 162,540 86,650 75,890 53.31%⑫ Parks 169,400 169,400 160,728 8,672 94.88% Transfers 0 0 0 0 0.00% Fire 645,700 645,700 625,110 20,590 96.81% Total Expenditures $9,910,245 $9,910,245 $10,101,527 $(191,282)101.93%⑥, ⑦, ⑧, … Total $0 $0 $229,141 $229,141 0.00%①, ②, ③, … Revenues Taxes Special Assessments Licenses and Permits Fines Transfers Intergovernmental Charges for Services and Sales Miscellaneous Revenue Interest Total Revenues Expenditures City Council Communication City Administration Administration Election Finance Assessing Legal Central Services Planning and Zoning Information Technology Police Police Administration Emergency Management Building Inspection Code Enforcement Highway, Streets, and Roadways Paved Streets Unpaved Streets Ice and Snow Removal Engineering Recycling Recreation Parks Transfers Fire Total Expenditures Total Arrows represent the variance as a % of YTD Budget: Red: < -10%, Yellow: -10% to 10%, Green > 10% 6 Number Comment ①Variance due to increase in building permit and building permit plan check fee in current year. ②Variance due to increase of intergovernmental revenue for street maintenance and police state aid. ③Variance due to a decrease in public works review fee. ④Variance due to the sale of capital assets partially offset by a decrease in cable franchise revenue for 2024. The franchise revenue has not yet been received. This is usually received in the first quarter of the following year and we will accrue it back to 2024 once we receive it. ⑤Interest earnings reflect market trends in the current year and the fluctuation in the market value of securities held. This year, the market has had a positive performance. ⑥Increase due to contracting with Abdo for accounting services. ⑦Variance due to an increase in legal fees. ⑧Increase due to contracting Abdo for payroll service, escrow write offs, and crop land taxes. ⑨Variance is due to higher professional services fees, but this is in line with prior year actual balances. ⑩Variance due to decrease in Corcoran road maintenance. ⑪Variance is due to new positions that were not hired until 2025. ⑫Variance due to wages lower than budget. Explanation of Items Percentage Received/Expended Less that 80% or Greater than 120% and a $ Variance Greater than $20,000. 7 PY Quarter Balance 12/31/2023 PY Ending Balance 12/31/2023 Quarter Ending Balance 12/31/2024 YTD Change 12/31/2024 YTD Change % 12/31/2024 C General Fund $6,167,073 $6,167,073 $6,972,568 $805,495 13.06%① Long-Term Planning (3,938)(3,938)0 3,938 -100.00% Reserve Donation 28,569 28,569 33,499 4,930 17.26% Police Donation (7,954)(7,954)(22,552)(14,598)183.54% Firearms Safety 21,294 21,294 11,524 (9,770)-45.88% DWI Forfeiture 9,063 9,063 9,228 165 1.82% Drug Forfeiture 2,890 2,890 2,953 62 2.15% Truck Safety 3,990 3,990 1,753 (2,237)-56.07% Lawful Gambling 255,788 255,788 281,645 25,857 10.11% Emergency Sirens 64,954 64,954 101,129 36,176 55.69% ARPA 29,542 29,542 0 (29,542)-100.00% G.O. Equipment Certificates 85,237 85,237 (130,472)(215,710)-253.07%② 2020B G.O. Bonds 155,552 155,552 179,212 23,660 15.21% 2016A G.O. Bonds (551,752)(551,752)(661,389)(109,637)19.87%② 2018A G.O. Bonds 366,510 366,510 625,334 258,825 70.62%③ G.O. Tax Abatement Bonds 123,356 123,356 287,695 164,339 133.22%③ City Hall Remodel 0 0 (16,542)(16,542)0.00% Long Range Capital Planning 2,137,537 2,137,537 2,104,026 (33,511)-1.57% Pavement Management 1,176,986 1,176,986 (55,579)(1,232,565)-104.72%④ Public Works Facility 76,851 76,851 56,505 (20,346)-26.47% Park Capital 4,380,229 4,380,229 5,309,609 929,380 21.22%⑤ Capital Equip-Cert 406,963 406,963 (202,999)(609,962)-149.88%⑥ Hackamore Upgrade 1,052,020 1,052,020 1,029,147 (22,873)-2.17% Wetland Restoration 109,194 109,194 111,582 2,388 2.19% Pulte Encore 206,383 206,383 210,896 4,513 2.19% Horseshoe Bend and City Center 1,353,787 1,353,787 (1,693,226)(3,047,012)-225.07%⑦ Lions and Jaycees 6,321 6,321 6,459 138 2.18% Water 21,927,292 21,927,292 7,317,350 (14,609,942)-66.63%⑧ Sewer 3,329,507 3,329,507 4,402,743 1,073,235 32.23%⑨ Stormwater 78,324 78,324 85,032 6,707 8.56% Street Light 0 0 (928)(928)-100.00% Total $42,991,567 $42,991,567 $26,356,202 $(16,635,365)-38.69%①, ②, … General Fund Long-Term Planning Reserve Donation Police Donation Firearms Safety DWI Forfeiture Drug Forfeiture Truck Safety Lawful Gambling Emergency Sirens ARPA G.O. Equipment Certificates 2020B G.O. Bonds 2016A G.O. Bonds 2018A G.O. Bonds G.O. Tax Abatement Bonds City Hall Remodel Long Range Capital Planning Pavement Management Public Works Facility Park Capital Capital Equip-Cert Hackamore Upgrade Wetland Restoration Pulte Encore Horseshoe Bend and City Center Lions and Jaycees Water Sewer Stormwater Street Light Total City of Corcoran, Minnesota Unaudited Cash Balances by Fund December 31, 2023, December 31, 2023 and December 31, 2024 8 Number Comment ①See Statement of Revenues and Expenditures for the general fund for detail of fund activity. ②Decrease due to bond payments made. ③Increase due to the receipt of tax revenue. ④Decrease due to City Center Drive project expenses. ⑤Increase due to park dedication fees received. ⑥Decrease due to various capital purchases such as, multiple vehicles, flock safety falcon license plate reader, and a tractor. ⑦Decrease due to higher city center drive expenses in current year. ⑧Decrease due to ongoing water infrastructure projects. See Statement of Revenues and Expenditures for the Water fund for more detail of fund activity. ⑨See Statement of Revenues and Expenditures for the Sewer fund for detail of fund activity. Explanation of Changes with a Variance of 20% of $50,000. 9 City of Corcoran, Minnesota Schedule of Investments For the Month Ending December 31, 2024 Unadjusted Market Value Deposits -Expenditures -YTD Market Value Market Value Unrealized Institution Description Type Rate Rating Face/Cost Purchase Date Maturity Date Maturity Year 1/1/2024 Purchases Sales Transfers Interest 12/31/2024 12/31/2024 Gain / Loss ########### Moreton Capital Markets Money Market - First Am Govt Money Market 2.31%n/a n/a n/a Current -$ -$ -$ -$ -$ -$ -$ -$ - - - - - - - - - Northland Federated Hermes US Treasury Money Market Current 104,939.99 - 477,000.00 738,707.20 46,462.03 1,367,109.22 1,389,884.89 22,775.67 Northland Charles Schwab Bk Brokered CD 5.150%240,000.00 05/11/23 05/21/24 2024 239,860.80 - (240,000.00) (6,501.70) 6,501.70 (139.20) - 139.20 Northland Morgan Stanley Brokered CD 5.150%237,000.00 05/24/23 05/23/24 2024 236,874.39 - (237,000.00) (12,205.50) 12,205.50 (125.61) - 125.61 Northland Western Alliance Bk Brokered CD 5.350%240,000.00 07/07/23 04/08/24 2024 239,995.20 - - (240,000.00) 9,709.15 9,704.35 - (9,704.35) Northland City Natl Bk Fla Miami Brokered CD 5.400%240,000.00 10/20/23 4540400.00%2024 240,115.20 - - (240,000.00) 6,568.77 6,683.97 - (6,683.97) Northland Goldman Sachs Bk USA New York Brokered CD 5.400%240,000.00 10/24/23 04/24/24 2024 240,124.80 - - (240,000.00) 6,497.75 6,622.55 - (6,622.55) 4M 4M Money Market 5.242%Current 11,202,375.07 721,200.00 (6,650,000.00) 526,161.82 331,861.19 6,131,598.08 6,131,598.08 - 4MP 4M PLUS Money Market 5.352%Current 2,167,982.54 - - - 113,613.06 2,281,595.60 2,281,595.60 - 4M 2023A GO Bonds Money Market 5.242%Current 19,620,956.30 5,000,000.00 (21,969,224.14) 153,904.11 903,830.43 3,709,466.70 3,709,466.70 - 4M 4M Term Series, MN Brokered CD 4.880%240,000.00 05/19/23 01/26/24 2024 240,000.00 - (240,000.00) (8,086.10) 8,086.10 - - - 4M State Bank of the Lakes, National Association Brokered CD 5.150%240,600.00 06/26/23 03/25/24 2024 240,600.00 - (240,600.00) (9,267.74) 9,267.74 - - - 4M Town Bank, National Association Brokered CD 5.150%240,600.00 06/26/23 03/25/24 2024 240,600.00 - (240,600.00) (9,267.74) 9,267.74 - - - 4M NexBank Brokered CD 5.186%237,550.00 06/26/23 06/25/24 2024 237,550.00 - - (249,868.44) 12,318.44 - - - 4M Cornerstone Bank Brokered CD 5.112%231,800.00 06/26/23 12/24/24 2024 231,800.00 - - (249,671.80) 17,871.80 - - - 4M 4M Term Series, MN Brokered CD 5.350%5,000,000.00 06/30/23 01/26/24 2024 5,000,000.00 - (5,000,000.00) (153,904.11) 153,904.11 - - - 7,387,550.00 39,181,863.91 5,721,200.00 (34,340,424.14) - 1,647,965.51 13,512,515.66 13,512,545.27 29.61 - - - - - - - - Farmers State Bank Savings - 2113 Savings Current 3,204,884.43 24,454,777.30 (17,960,596.00) - 333.03 9,699,398.76 9,699,398.76 - Farmers State Bank Debit Card Account - 3021 Checking Current 5,454.16 - - - 0.54 5,454.70 5,454.70 - Farmers State Bank of Hamel Main - 1199 Checking Current 861,958.64 34,718,098.05 (32,444,085.87) - 242.88 3,136,213.70 3,136,213.70 (0.00) Farmers State Bank Pat Puhle Memorial Fund - 7883 Savings Current 10,801.05 - 100.00 - 1.09 10,902.14 10,902.14 - Bankwest Money Market Savings Current 14,382.70 - - - 72.27 14,454.97 14,454.97 - Petty Cash Petty Cash Checking Current 350.00 - - - - 350.00 350.00 - - - 4,097,830.98 59,172,875.35 (50,404,581.87) - 649.81 12,866,774.27 12,866,774.27 (0.00) Total cash and investments 43,930,650.08$ 64,894,075.35$ (84,745,006.01)$ 0.00$ 1,648,615.32$ 26,379,289.93$ 26,379,319.54$ 29.61$ Deposits in Transit 158,107.43$ O/S Checks (181,225.28)$ Reconcilied Total 26,356,201.69$ 10 City of Corcoran, Minnesota Schedule of Investments For the Month Ending December 31, 2024 Unadjusted Market Value Market Value Variance Maturity 12/31/2024 12/31/2024 12/31/2024 Current 26,379,289.93$ 26,379,319.54$ 29.61$ < 1 year - - - 1-2 years - - - 2-3 years - - - 3-4 years - - - 5+ years - - - 26,379,289.93$ 26,379,319.54$ 29.61$ Weighted average Rate of return 2.42%12/31/2024 Average Maturity (years)- 12/31/2024 Market Value Investment Type 12/31/2024 Money Market 13,512,545.27$ Brokered CD - Savings 9,724,755.87 Government Securities - Municipal Securities - Checking 3,142,018.40 26,379,319.54$ Operating Account Next Month Items - O/S Deposits 158,107.43 O/S Checks (181,225.28) Reconciled Balance 26,356,201.69$ $- $5,000,000 $10,000,000 $15,000,000 $20,000,000 $25,000,000 $30,000,000 Current < 1 year 1-2 years 2-3 years 3-4 years 5+ years Maturities Market Value Market Value 51% 0% 12%Money Market Brokered CD Savings Checking 11 City of Corcoran, Minnesota Statement of Revenues and Expenses - Budget and Actual - Water Fund (Unaudited) For the Twelve Months Ended December 31, 2024 2024 Annual Budget Amount YTD PY 12/31/2023 Amount YTD 12/31/2024 YOY Variance 12/31/2024 CY as a Percent of PY 12/31/2024 C Revenues Charges for Services and Sales $3,306,200 $2,248,180 $2,543,123 $294,944 113.12% Interest 15,000 668,116 1,106,440 438,324 165.61%① Miscellaneous Revenues 0 0 42,800 42,800 0.00%② Special Assessments 0 4,013 37,322 33,310 930.14%③ Total Revenues $3,321,200 $2,920,309 $3,729,686 $809,377 127.72%①… Expenditures Employee $127,400 $910 $1,051 $(141)115.49% Supplies 135,300 126,428 182,838 (56,410)144.62%④ Professional Services 188,800 36,642 380,021 (343,379)1037.12%⑤ Water Purchases 240,000 254,617 369,879 (115,262)145.27%⑥ Depreciation 145,000 142,927 142,927 0 100.00% Utilities 2,000 2,799 1,913 886 68.35% Transfers 1,994,200 292,200 291,790 410 99.86% Debt and Bonds 226,112 572,936 1,928,396 (1,355,460)336.58%⑦ Miscellaneous Expenditures 14,200 391,197 81,510 309,687 20.84%⑧ Expenditures Total $3,073,012 $1,820,655 $3,380,325 $(1,559,670)$185.67%④… Total $248,188 $1,099,653 $349,361 $(750,292)$31.77%①… Revenues Charges for Services and Sales Interest Miscellaneous Revenues Special Assessments Total Revenues Expenditures Employee Supplies Professional Services Water Purchases Depreciation Utilities Transfers Debt and Bonds Miscellaneous Expenditures Expenditures Total Total Water Revenue by Year $1,000,000 $2,000,000 $3,000,000 $4,000,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Current Year Prior Year 2 Prior Years 12 Number Comment ①Interest earnings reflect market trends in the current year and the fluctuation in the market value of securities held. This year, the market has had a positive performance. ②Increase due to receipt from CHB Title for Hope Meadows. ③Variance due to the receipt of special assessment revenue. ④Increase due to an increase in operating supplies partially offset by decrease in water meters. ⑤Variance due to increase in project expenses such as NE Corcoran water tower and NE Corcoran trunk infrastructure. ⑥Increase in water purchases expenses. ⑦Increase due to bond payments. ⑧Decrease due to prior year included an expense of $239,000 for water TLAC credit for trunk infrastructure work completed in Bellwether 1st addition. Explanation of Items Percentage Received/Expended Less than 80% or Greater than 120% and a $ Variance Greater than $20,000. 13 City of Corcoran, Minnesota Statement of Revenues and Expenditures - Budget and Actual - Sewer Fund (Unaudited) For the Twelve Months Ended December 31, 2024 2024 Annual Budget Amount YTD PY 12/31/2023 Amount YTD 12/31/2024 YOY Variance 12/31/2024 CY as a Percent of PY 12/31/2024 C Revenue Charges for Services and Sales $1,623,350 $1,358,521 $1,712,133 $353,613 126.03%① Special Assessments 0 1,003 9,331 8,328 930.63% Interest 15,000 153,080 90,370 (62,710)59.03%② Miscellaneous Revenue 10,000 52,614 11,463 (41,150)21.79%③ Revenue Total $1,648,350 $1,565,217 $1,823,297 $258,080 $116.49%①, ②,… Expenditures Employee $126,900 $761 $930 $(169)122.21% Supplies 24,750 3,320 11,697 (8,376)352.28% Professional Services 342,300 240,641 271,055 (30,414)112.64% Depreciation 209,000 208,951 208,951 0 100.00% Utilities 6,000 5,080 5,213 (133)102.63% Transfers 309,640 310,400 309,640 760 99.76% Debt and Bonds 121,998 37,299 121,998 (84,699)327.08%④ Miscellaneous Expenditures 15,500 140,260 32,402 107,858 23.10%⑤ Expenditures Total $1,156,088 $946,712 $961,886 $(15,174)101.60%④, ⑤ Total $492,262 $618,505 $861,411 $242,906 $139.27%①, ②,… Revenue Charges for Services and Sales Special Assessments Interest Miscellaneous Revenue Revenue Total Expenditures Employee Supplies Professional Services Depreciation Utilities Transfers Debt and Bonds Miscellaneous Expenditures Expenditures Total Total Sewer $0 $500,000 $1,000,000 $1,500,000 $2,000,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Current Year Prior Year 2 Prior Years 14 Number Comment ①Variance due to increase of sewer access charges and sewer trunk charges. ②Interest earnings reflect market trends in the current year and the fluctuation in the market value of securities held. This year, the market has had a positive performance. ③Variance due to a decrease of bill adjustments and SAC charges. ④Variance due to bond payments made. ⑤Decrease due to prior year included $127,000 for TLAC credit for trunk infrastructure work. Explanation of Items Percentage Received/Expended Less than 80% or Greater than 120% and a $ Variance Greater than $20,000. 15 Memo To: Jessica Christensen Buck, CPRP From: Steve Hegland, PE Courtnay Bot Project/File: 193807229 Date: February 20, 2025 Subject: Environmental Assessment – City Park HUD Grant Council Action Requested Staff have completed the environmental review for the City Park Improvements required of the federal Community Project Funding (CPF) Grant and are recommending the City Council review and approve the Environmental Assessment and consider publishing the attached public notice. Background In 2023, the City of Corcoran was notified that they were awarded $500 thousand by the Federal Government ‘s CPF program to be utilized towards the downtown City Park. The grant application noted that the funds will be used to construct a new street section, make parking improvements, add additional amenities (e.g., splash pad, multi-purpose building with an attached pavilion and bathroom/changing rooms, pickleball courts, etc.), update amenities that are 25+ years old (e.g., playground, ice rinks, trails, sand volleyball court), and connect City facilities to city sewer and water. As this funding was being utilized for facility projects, the money is being facilitated to the City through the U.S. Department of Housing and Urban Development (HUD). Environmental Assessment In order to meet the HUD requirements for the project, an Environmental Assessment (EA) was completed to review and identify any potential impacts within the project corridor. Throughout the EA process, Stantec staff worked with the HUD grant specialist to gain their input and review the document to ensure that the EA was completed in accordance with the National Environmental Policy Act (NEPA) standards. The completed EA package is attached to this memo for the City Council Review. The outcome of the EA determined that the project will have no significant environmental impacts. If approved by the City Council, the final report will be submitted through the federal reporting software and the public notice will be posted in the paper to receive public comments on the report. Agenda Item 6d. February 20, 2025 Jessica Christensen Buck, CPRP Page 2 of 2 Reference: Environmental Assessment- City Park HUD Grant Public Notice Following the approval of the City Council, the City must publish two separate public notices for the project in the City paper. Those notices being; · A notice of Finding of No Significant Impact · A notice of Intent to Request Release of Funds These notices will run once in the City paper and the City is required to receive all public comments on the notices for a 15-day period. Staff anticipate that the public notice would run in the paper on March 7th and the public notice would end March 24th. Following the public notice, any comments received would be submitted to HUD for their final approval of the EA. Engineer’s Recommendation We recommend City Council review and approve the Environmental Assessment and approve publishing the attached public notice. NOTICE OF FINDING OF NO SIGNFICANT IMPACT AND NOTICE OF INTENT TO REQUEST RELEASE OF FUNDS AND WETLAND 8-STEP PROCESS 2ND PUBLIC NOTICE March 6, 2025 Jay Tobin 8200 County Road 116 Corcoran, MN 55340 763-420-2288 These notices shall satisfy two separate but related procedural requirements for activities to be undertaken by the City of Corcoran, Minnesota. REQUEST FOR RELEASE OF FUNDS On or about March 6, 2025 the City of Corcoran will submit a request to the Community Planning and Development (CPD) for the release of Community Project Funding (CPF) grants funds under Section 14.251 “Economic Development Initiative, Community Project Funding, and Miscellaneous Grants.” of the Fiscal Year 2024 Consolidated Appropriations Act (P.L. 118-42), to undertake a project known as City of Corcoran Park Remaster for the purpose of improvements to the City of Corcoran Community Park, using $500,000 of HUD funded sources and $4,800,000 of Non-HUD funded sources at the City of Corcoran Community Park. FINDING OF NO SIGNIFICANT IMPACT The City of Corcoran has determined that the project will have no significant impact on the human environment. Therefore, an Environmental Impact Statement under the National Environmental Policy Act of 1969 (NEPA) is not required. Additional project information is contained in the Environmental Review Record (ERR) on file at 8200 County Road 116, Corcoran, MN 55340 and may be examined or copied weekdays 8 A.M to 4 P.M. WETLAND 8-STEP PROCESS SECOND PUBLIC NOTICE Wetland impacts previously anticipated in the first wetland 8-step process notice are no longer impacted. PUBLIC COMMENTS Any individual, group, or agency may submit written comments on the ERR to the City of Corcoran Council. All comments received by March 21, 2025 will be considered by the City of Corcoran prior to authorizing submission of a request for release of funds. Comments should specify which Notice they are addressing. ENVIRONMENTAL CERTIFICATION The City of Corcoran certifies to CPD that Jay Tobin in his capacity as City Administrator consents to accept the jurisdiction of the Federal Courts if an action is brought to enforce responsibilities in relation to the environmental review process and that these responsibilities have been satisfied. CPD’s approval of the certification satisfies its responsibilities under NEPA and related laws and authorities and allows the City of Corcoran to use Program funds. OBJECTIONS TO RELEASE OF FUNDS CPD will accept objections to its release of fund and the City of Corcoran’s certification for a period of fifteen days following the anticipated submission date or its actual receipt of the request (whichever is later) only if they are on one of the following bases: (a) the certification was not executed by the Certifying Officer of the City of Corcoran; (b) the City of Corcoran has omitted a step or failed to make a decision or finding required by HUD regulations at 24 CFR part 58; (c) the grant recipient or other participants in the development process have committed funds, incurred costs or undertaken activities not authorized by 24 CFR Part 58 before approval of a release of funds by CPD; or (d) another Federal agency acting pursuant to 40 CFR Part 1504 has submitted a written finding that the project is unsatisfactory from the standpoint of environmental quality. Objections must be prepared and submitted in accordance with the required procedures (24 CFR Part 58, Sec. 58.76) and shall be addressed to Minneapolis Field Office at 212 Third Avenue South, Suite 150, Minneapolis, MN 55401 Potential objectors should contact CPD to verify the actual last day of the objection period. Jay Tobin, City Administrator Corcoran Park Remaster Environmental Assessment HEROS Submittal City of Corcoran, MN Prepared for: City of Corcoran Prepared by: Stantec Consulting Services Inc. February 2025 Initial Screen *Indicates that field is required. *Project Name: Corcoran-Park-Grant *HUD Funding Source: Include only funding sources for which this review will fulfill HUD’s environmental review requirements. Do not include funding sources that will require a separate environmental review (e.g. if this project receives funding from both Part 50 and Part 58 programs). Grant/Project Identification Number HUD Program Program Name Funding Amount B-24-CP-MN-1236 Community Planning and Development (CPD) Community Project Funding (CPF) Grants $500,000 *Estimated Total HUD Funded, Assisted, or Insured Amount($): $500,000 *Estimated Total Project Cost: $ 5,300,000 This may be the same as the total HUD-funded, assisted, or insured amount. *Does this project anticipate the use of funds or assistance from another Federal agency in addition to HUD? No Yes Responsible Entity (RE) Information: Organization Name: City of Corcoran Address: Corcoran, Minnesota *RE Preparer Information: Name: Jason Tobin Certifying Officer Information (not required for exempt or CENST projects): Name: Grant Recipient Information (if different from Responsible Entity): Complete this section only if the grant recipient is not acting as the Responsible Entity. Search Other None Consultant Information: Complete this section only if you represent a consultant firm or other contractor assisting with the environmental review. Search Other None Name of Firm: Stantec Consulting Services Inc. Name of Preparer: Liam Mitchell 40 CFR 1506.5(b)(4): The lead agency or, where appropriate, a cooperating agency shall prepare a disclosure statement for the contractor's execution specifying that the contractor has no financial or other interest in the outcome of the action. Such statement need not include privileged or confidential trade secrets or other confidential business information. By checking this box, I attest that as a preparer, I have no financial or other interest in the outcome of the undertaking assessed in this environmental review. Sensitive Information While it is important that HUD assistance undergo the requisite environmental review and transparency requirements, it is equally important that information that may endanger certain types of projects, such as domestic violence shelters, is not publicly disclosed. To reduce the risk of violence or other harm at sensitive sites undergoing environmental review compliance for the use of HUD assistance, HUD has implemented certain preventative measures. If the nature of this project should be kept confidential, indicate that fact here. This project type is not sensitive and need not be kept confidential. This project type is sensitive and must be kept confidential. Project Summary * Description of the Proposed Project [24 CFR 50.12; 24 CFR 58.32; 40 CFR 1508.25]: Provide a project description that captures the maximum anticipated scope of the proposal. It should include all contemplated actions which logically are, either geographically or functionally, a composite part of the project, regardless of the source of funding. Describe all physical aspects of the project, such as plans for multiple phases of development, size and number of buildings, and activities to be undertaken. Include details of the physical impacts of the project, including whether there will be ground disturbance. If applicable, indicate whether the project site will require acquisition or if the sponsor already has ownership. If there is not enough space below, or if there are additional documents required to supplement this review, upload them below. The Project entails construction of several improvements to the Corcoran Community Park. These improvements may include five new soccer fields, six new pickleball courts, two new tennis courts, a new playground, splash pad, and an approximately 4,000 square feet multipurpose building with bathrooms, kitchen, gathering area, and pavilion, and a larger paved (or paved/gravel combination) parking lot. Two existing tennis courts, the existing playground, a storage area south of the existing ball fields, and a paved path between the existing ball fields will be removed. A regional trail connection to the Diamond Lake Regional Trail will also be completed. The regional trial will be paved with asphalt, with the exception of a wooden boardwalk through the wetlands in the west portion of the project area to avoid wetland impacts. Connection to City sewer and water would occur for new facilities requiring connection (e.g., splash pad, multi-purpose building). The listed improvements may be implemented in phases as funding is available. In addition to U.S. Department of Housing and Urban Development (HUD) funding, additional funding sources for this project include donations from the Northwest Area Jaycees, the Hanover Athletic Association, and Three Rivers Park District organizations. Construction of the project is anticipated to begin in Spring 2025. * Project Location: Provide a street address for your project and validate the address using the button below. If the project location is sensitive, you may provide an alternative address, such as the address of your city hall or nonprofit in lieu of the exact location of the project. If you cannot validate the address now, be sure to do so before completing the review. If the project affects a large area, such as an infrastructure or community services project, select a representative address and describe the project location in a narrative in the provided textbox. Street: 20200 County Road 50 * City: Corcoran * State: Minnesota Zip: 55340 Location Information: Field Inspection If a site visit was conducted, complete the following section. Inspector Information: Name: Date of Inspection (mm/dd/yy): Title: Upload any photographs or other documentation here * What activities are involved in the project? (Check all that apply.) Acquisition (including refinance) of real property Leasing Tooltip Maintenance Tooltip Repair/Improvement/Rehabilitation New construction/Reconstruction Demolition Disposition Removal of architectural barriers Soft Costs or other non-physical activities (e.g. planning, services, administration, predevelopment costs) * Will the project require or lead to a change in land use of the affected property (e.g. from non-residential to residential, commercial to industrial, or from one industrial use to another)? Yes No * What is the planned use of the affected property (after completion of the project)? Vacant land Public facility Nonresidential building(s) Residential building(s) What level of review is required by the scope of the project? For more information on determining the appropriate level of review, go to https://www.hudexchange.info/programs/environmental-review/orientation-to-environmental-reviews/#level-of-review Only the Responsible Entity (RE) may determine the level of review. Your selection on this screen is only advisory. The RE may want to confirm the level of review before you proceed with the environmental review. Consult with the RE for questions about processing this review. Exempt Select appropriate citation(s) from 24 CFR 58.34(a): (Check all that apply) Environmental and other studies, resource identification and the development of plans and strategies. 24 CFR 58.34(a)(1) Information and financial services. 24 CFR 58.34(a)(2) Administrative and management activities. 24 CFR 58.34(a)(3) Public services that will not have a physical impact or result in any physical changes, including but not limited to services concerned with employment, crime prevention, child care, health, drug abuse, education, counseling, energy conservation and welfare or recreational needs. 24 CFR 58.34(a)(4) Inspections and testing of properties for hazards or defects. 24 CFR 58.34(a)(5) Purchase of insurance. 24 CFR 58.34(a)(6) Purchase of tools. 24 CFR 58.34(a)(7) Engineering or design costs. 24 CFR 58.34(a)(8) Technical assistance and training. 24 CFR 58.34(a)(9) Assistance for temporary or permanent improvements that do not alter environmental conditions and are limited to protection, repair, or restoration activities necessary only to control or arrest the effects from disasters or imminent threats to public safety including those resulting from physical deterioration. 24 CFR 58.34(a)(10) Payment of principal and interest on loans made or obligations guaranteed by HUD. 24 CFR 58.34(a)(11) Categorical exclusion not subject to the Federal laws and authorities cited in §58.5 (CENST) Select appropriate citation(s) from 24 CFR 58.35(b): (Check all that apply) Tenant-based rental assistance. 24 CFR 58.35(b)(1) Supportive services including, but not limited to, health care, housing services, permanent housing placement, day care, nutritional services, short-term payments for rent/mortgage/utility costs, and assistance in gaining access to local, State, and Federal government benefits and services. 24 CFR 58.35(b)(2) Operating costs including maintenance, security, operation, utilities, furnishings, equipment, supplies, staff training and recruitment and other incidental costs. 24 CFR 58.35(b)(3) Economic development activities, including but not limited to, equipment purchase, inventory financing, interest subsidy, operating expenses and similar costs not associated with construction or expansion of existing operations. 24 CFR 58.35(b)(4) Activities to assist homebuyers to purchase existing dwelling units or dwelling units under construction, including closing costs and down payment assistance, interest buydowns, and similar activities that result in the transfer of title. 24 CFR 58.35(b)(5) Affordable housing pre-development costs including legal, consulting, developer and other costs related to obtaining site options, project financing, administrative costs and fees for loan commitments, zoning approvals, and other related activities which do not have a physical impact. 24 CFR 58.35(b)(6) Approval of supplemental assistance 24 CFR 58.35(b)(7) This activity is CENST Supplemental Assistance if the approval is made by the same responsible entity that conducted the environmental review on the original project and reevaluation of the environmental findings is not required under Sec. 58.47. Categorical exclusion subject to the Federal laws and authorities cited in §58.5 (CEST) Select appropriate citation(s) from 24 CFR 58.35(a): (Check all that apply) Acquisition or leasing Acquisition of public facilities 24 CFR 58.35(a)(1) Acquisition of vacant land provided that the acquired land will be retained for the same use. 24 CFR 58.35(a)(5) Acquisition (including leasing) of an existing structure provided that the acquired structure will be retained for the same use. 24 CFR 58.35(a)(5) ADA Compliance Special projects directed to the removal of material and architectural barriers that restrict the mobility of and accessibility to elderly and handicapped persons. 24 CFR 58.35(a)(2) Repair, improvement, reconstruction, or rehabilitation Rehabilitation of public facilities and improvements other than buildings 24 CFR 58.35(a)(1) This activity is CEST if the facilities and improvements are in place and retained in the same use without change in size or capacity of more than 20 percent. Acceptable activities include replacement of water or sewer lines, reconstruction of curbs and sidewalks, and repaving of streets. Rehabilitation of residential buildings with one to four units 24 CFR 58.35(a)(3)(i) This activity is CEST if the density is not increased beyond four units, the land use is not changed, and the footprint of the building is not increased in a floodplain or wetland. Rehabilitation of multifamily (5 or more units) residential buildings 24 CFR 58.35(a)(3)(ii) This activity is CEST if unit density is not changed more than 20 percent; the project does not involve changes in land use from residential to non-residential; and the estimated cost of rehabilitation is less than 75 percent of the total estimated cost of replacement after rehabilitation. Rehabilitation of non-residential structures including commercial, industrial, and public buildings 24 CFR 58.35(a)(3)(iii) This activity is CEST if the facilities and improvements are in place and will not be changed in size or capacity by more than 20 percent; and the activity does not involve a change in land use, such as from non-residential to residential, commercial to industrial, or from one industrial use to another. Individual Actions An individual action on up to four dwelling units. 24 CFR 58.35(a)(4)(i) This activity is CEST where there is a maximum of four units on any one site. The units can be four one- unit buildings or one four-unit building or any combination in between. An individual action on a project of five or more housing units. 24 CFR 58.35(a)(4)(ii) This activity is CEST when the housing units are developed on scattered sites, the site are more than 2,000 feet apart, and there are not more than four housing units on any one site. Disposition Disposition of an existing structure provided that the disposed of structure will be retained for the same use. 24 CFR 58.35(a)(5) Equity Loans Equity loans on an existing structure provided that the financed structure will be retained for the same use. 24 CFR 58.35(a)(5) Environmental Assessment (EA) This activity requires an EA if no categorical exclusions or exemptions apply. An EA may also be required if extraordinary circumstances apply. Environmental Impact Statement (EIS) Not Sure If the level of review is not known select this option to go to the Level of Review Determination Assistant. Level of Review Confirmation: EA (58) Based on your responses in the Level of Review Determination Section, this project requires an Environmental Assessment (EA). * Check your responses and confirm that this project should require an EA. Yes, this project falls into the category indicated above Check here if this project has been elevated to an EA based on extraordinary circumstances No Project Justification (50/58) * Statement of Purpose and Need for the Proposal: The underlying purpose and need to which the agency is responding in proposing the action and its alternatives. Describe how the proposed action is intended to address housing and/or community development needs. Between the City's significant growth and the park's aging infrastructure, the project is needed to provide recreational opportunities for the area. The City's current facilities need upgrades as they have reached the end of their useful life. The project addresses community development needs by providing a space for recreation for the public to enjoy. With no schools physically located in the City of Corcoran and no athletic associations, the park is a key location for outdoor recreational activities for the residents of Corcoran. The addition of additional amenities to the park beyond what is currently at the park will allow for inclusion of a broader and more diverse demographic to utilize the park than previously before. * Existing Conditions and Trends: [24 CFR 58.40(a)] Determine existing conditions and describe the character, features and resources of the project area and its surroundings; identify the trends that are likely to continue in the absence of the project. The current park has six ball fields, two tennis fields, four T-Ball fields, a smaller unpaved parking lot, and an existing shelter. The infrastructure in the current park is at the end of its useful life. Without the improvements from this project, the public will not have a readily accessible place to go to for sports and playground recreation. In addition, the lack of a building to host classes and other activities for the public will limit opportunities for the public. 2005 – Related Federal Laws and Authorities Summary (50/58) Directions: Click on the Compliance Factor links in the first column in the chart below. The links will take you to a separate screen to answer questions and provide documentation on the specific Compliance Factor. After completing each Compliance Factor screen you will automatically return to this screen to continue. Compliance Factors Are formal compliance steps or mitigations required? Compliance Determination STATUTES, EXECUTIVE ORDERS, AND REGULATIONS LISTED AT 24 CFR §50.4 & 58.6 Airport Hazards [Clear Zones and Accident Potential Zones; 24 CFR Part 51 Subpart D] No The project site is not within 15,000 feet of a military airport or 2,500 feet of a civilian airport. The closest airport to the project area, Kral's Personal Use Landing Field Airport, is permanently closed as noted in the attached images. The project is in compliance with Airport Hazards requirements. Coastal Barrier Resources [Coastal Barrier Resources Act, as amended by the Coastal Barrier Improvement Act of 1990 [16 USC 3501]] No This project is not located in a CBRS Unit. Therefore, this project has no potential to impact a CBRS Unit and is in compliance with the Coastal Barrier Resources Act. Flood Insurance [Flood Disaster Protection Act of 1973 and National Flood Insurance Reform Act of 1994 [42 USC 4001-4128 and 42 USC 5154a]] No Based on the project description the project includes no activities that would require further evaluation under this section. The project does not require flood insurance or is excepted from flood insurance. While flood insurance may not be mandatory in this instance, HUD recommends that all insurable structures maintain flood insurance under the National Flood Insurance Program (NFIP). The project is in compliance with Flood Insurance requirements. STATUTES, EXECUTIVE ORDERS, AND REGULATIONS LISTED AT 24 CFR §50.4 & 58.5 Air Quality [Clean Air Act, as amended, particularly section 176(c) & (d); 40 CFR Parts 6, 51, 93] No Based on the project description, this project includes no activities that would require further evaluation under the Clean Air Act. There are no sensitive air receptors in the project area. The project is in compliance with the Clean Air Act. Coastal Zone Management [Coastal Zone Management Act, sections 307(c) & (d)] No This project is not located in or does not affect a Coastal Zone as defined in the state Coastal Management Plan. The project is in compliance with the Coastal Zone Management Act. Contamination and Toxic Substances - Multifamily and Nonresidential Properties [24 CFR 50.3(i) & 58.5(i)(2)] (HUD Standard) Yes Site contamination was evaluated as follows: None of the above. On-site or nearby toxic, hazardous, or radioactive substances that could affect the health and safety of project occupants or conflict with the intended use of the property were not found. Radon analysis indicated elevated levels of radon or consideration of radon will occur following construction. Adverse radon impacts can be mitigated. With mitigation, identified in the mitigation section of this review, the project will be in compliance with contamination and toxic substances requirements. Endangered Species [Endangered Species Act of 1973, particularly section 7; 50 CFR Part 402] No This project has been determined to have No Effect on listed species. This project is in compliance with the Endangered Species Act without mitigation. Explosive and Flammable Hazards (Above-Ground Tanks)[24 CFR Part 51 Subpart C] No Based on the project description the project includes no activities that would require further evaluation under this section. The project is in compliance with explosive and flammable hazard requirements. Farmlands Protection [Farmland Protection Policy Act of 1981, particularly sections 1504(b) & 1541; 7 CFR Part 658] No An inquiry into potential agricultural land usage (Prime and Unique Farmland soil map) at the Project area was conducted. It was found that there are some areas of the park that are designated as farmland of statewide importance. However, none of the land under the Project area now is used for agricultural purposes. According to the City of Corcoran's 2040 Comprehensive Plan, the current Project area is designated as a ''Park, Recreational or Preserve'' use. In addition, the 2040 Comprehensive Plan designates the Project area as ''Parks/Open Space'' for the 2040 Future Land Use map. Therefore, the Project area is not currently designated for agricultural use, nor will it be designated as such in the future. In addition, form AD-1006 was filled out to determine if further action was required. It was found that the impact rating was 36, which is below the threshold of 160 for action. This project does not include any activities that could potentially convert agricultural land to a non- agricultural use. The project is in compliance with the Farmland Protection Policy Act. Floodplain Management [Executive Order 11988, particularly section 2(a); 24 CFR Part 55] No This project does not occur in the FFRMS floodplain. The project is in compliance with Executive Orders 11988 and 13690. Historic Preservation [National Historic Preservation Act of 1966, particularly sections 106 & 110; 36 CFR Part 800] No The 14 local tribes near the Project area were consulted for historic preservation under HUD regulation 24 CFR 58.4. Out of the 14 tribes, only one tribe (Shakopee Mdewakanton Sioux Community) responded to the outreach. Their Tribal Historic Preservation Officer concluded that there is no significant impact as concurred by the archaeological report attached. Please see attached reports for more information regarding the Architectural and Archaeological reports. Noise Abatement and Control [Noise Control Act of 1972, as amended by the Quiet Communities Act of 1978; 24 CFR Part 51 Subpart B] No Based on the project description, this project includes no activities that would require further evaluation under HUD's noise regulation. The project is in compliance with HUD's Noise regulation. Sole Source Aquifers [Safe Drinking Water Act of 1974, as amended, particularly section 1424(e); 40 CFR Part 149] No The project is not located on a sole source aquifer area. The project is in compliance with Sole Source Aquifer requirements. Wetlands Protection [Executive Order 11990, particularly sections 2 & 5] No The project will not impact on- or off-site wetlands. The project is in compliance with Executive Order 11990. Wild and Scenic Rivers [Wild and Scenic Rivers Act of 1968, particularly section 7(b) & (c)] No This project is not within proximity of a NWSRS river. The project is also not in proximity of any rivers. The project is in compliance with the Wild and Scenic Rivers Act. ENVIRONMENTAL JUSTICE Environmental Justice [Executive Order 12898] No Adverse environmental impacts are not disproportionately high for low-income and/or minority communities as there are no disproportionally high communities in the project area or 0.25 mile buffer. The project is in compliance with Executive Order 12898. Airport Hazards Directions General Requirements Legislation Regulation It is HUD’s policy to apply standards to prevent incompatible development around civil airports and military airfields. (none) 24 CFR Part 51 Subpart D Reference: https://www.onecpd.info/environmental-review/airport-hazards 1. To ensure compatible land use development, you must determine your site’s proximity to civil and military airports. Is your project within 15,000 feet of a military airport or 2,500 feet of a civilian airport? No Upload a map showing that the site is not within the applicable distances to a military or civilian airport in the Screen Summary at the conclusion of this screen. Yes Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region The project site is not within 15,000 feet of a military airport or 2,500 feet of a civilian airport. The closest airport to the project area, Kral's Personal Use Landing Field Airport, is permanently closed as noted in the attached images. The project is in compliance with Airport Hazards requirements. Supporting documentation See Appendix A for attached files Airports.pdf Aerial Location Map.pdf AirNavQuery.png AirportClosed.png ClosestAirport.png Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Coastal Barrier Resources Act General Requirements Legislation Regulation HUD financial assistance may not be used for most activities in units of the Coastal Barrier Resources System (CBRS). See 16 USC 3504 for limitations on Federal expenditures affecting the CBRS. Coastal Barrier Resources Act (CBRA) of 1982, as amended by the Coastal Barrier Improvement Act of 1990 (16 USC 3501) (none) Reference: https://www.onecpd.info/environmental-review/coastal-barrier-resources 1. Is the project located in a CBRS (Coastal Barrier Resources System) Unit? No Upload map and documentation in the Screen Summary at the conclusion of this screen. Yes Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region This project is not located in a CBRS Unit. Therefore, this project has no potential to impact a CBRS Unit and is in compliance with the Coastal Barrier Resources Act. Supporting documentation See Appendix A for files. ProjectLocationInState.png Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Flood Insurance General Requirements Legislation Regulation Certain types of federal financial assistance may not be used in floodplains unless the community participates in National Flood Insurance Program and flood insurance is both obtained and maintained. Flood Disaster Protection Act of 1973 as amended (42 USC 4001- 4128) 24 CFR 50.4(b)(1) and 24 CFR 58.6(a) and (b); 24 CFR 55.1(b). Reference: https://www.onecpd.info/environmental-review/flood-insurance 1. Does this project involve mortgage insurance, refinance, acquisition, repairs, rehabilitation, or construction of a structure, mobile home, or insurable personal property? No. This project does not require flood insurance or is excepted from flood insurance. Yes 4. While flood insurance is not mandatory for this project, HUD strongly recommends that all insurable structures maintain flood insurance under the National Flood Insurance Program (NFIP). Will flood insurance be required as a mitigation measure or condition? No Yes Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region Based on the project description the project includes no activities that would require further evaluation under this section. The project does not require flood insurance or is excepted from flood insurance. While flood insurance may not be mandatory in this instance, HUD recommends that all insurable structures maintain flood insurance under the National Flood Insurance Program (NFIP). The project is in compliance with Flood Insurance requirements. Supporting documentation N/A Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Air Quality General Requirements Legislation Regulation The Clean Air Act is administered by the U.S. Environmental Protection Agency (EPA), which sets national standards on ambient pollutants. In addition, the Clean Air Act is administered by States, which must develop State Implementation Plans (SIPs) to regulate their state air quality. Projects funded by HUD must demonstrate that they conform to the appropriate SIP. Clean Air Act (42 USC 7401 et seq.) as amended particularly Section 176(c) and (d) (42 USC 7506(c) and (d)) 40 CFR Parts 6, 51 and 93 Reference: https://www.onecpd.info/environmental-review/air-quality Scope of Work 1. Does your project include new construction or conversion of land use facilitating the development of public, commercial, or industrial facilities OR five or more dwelling units? Yes No Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region Based on the project description, this project includes no activities that would require further evaluation under the Clean Air Act. There are no sensitive air receptors in the project area. The project is in compliance with the Clean Air Act. Supporting Documentation N/A Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Coastal Zone Management General Requirements Legislation Regulation Federal assistance to applicant agencies for activities affecting any coastal use or resource is granted only when such activities are consistent with federally approved State Coastal Zone Management Act Plans. Coastal Zone Management Act (16 USC 1451-1464), particularly section 307(c) and (d) (16 USC 1456(c) and (d)) 15 CFR Part 930 Reference: https://www.onecpd.info/environmental-review/coastal-zone-management 1. Is the project located in, or does it affect, a Coastal Zone as defined in your state Coastal Management Plan? Yes No Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region This project is not located in or does not affect a Coastal Zone as defined in the state Coastal Management Plan. The project is in compliance with the Coastal Zone Management Act. Supporting Documentation N/A Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Contamination and Toxic Substances (Multifamily and Non-Residential Properties) General Requirements Legislation Regulation It is HUD policy that all properties that are being proposed for use in HUD programs be free of hazardous materials, contamination, toxic chemicals and gases, and radioactive substances, where a hazard could affect the health and safety of the occupants or conflict with the intended utilization of the property. (none) 24 CFR 58.5(i)(2) 24 CFR 50.3(i) Reference: https://www.onecpd.info/environmental-review/site-contamination 1. How was site contamination evaluated? Select all that apply. Upload documentation and reports and explain evaluation of site contamination in the Screen Summary at the conclusion of this screen. ASTM Phase I ESA ASTM Phase II ESA Remediation or clean-up plan ASTM Vapor Encroachment Screening None of the above 2. Were any on-site or nearby toxic, hazardous, or radioactive substances (excluding radon) found that could affect the health and safety of project occupants or conflict with the intended use of the property? (Were any recognized environmental conditions or RECs identified in a Phase I ESA and confirmed in a Phase II ESA?) Provide a map or other documentation of absence or presence of contamination and explain evaluation of site contamination in the Screen Summary at the bottom of this screen. No * Explain: According to the MPCA's What's In My Neighborhood tool, there are no history of toxic or hazardous waste on the project area. Based on the response, the review is in compliance with this section. Continue to the Radon Exempt Question. Yes 3. Evaluate the building(s) for radon. Do all buildings meet any of the exemptions from having to consider radon in the contamination analysis listed in CPD Notice CPD-23-103? Yes No 4. Is the proposed project new construction or substantial rehabilitation where testing will be conducted but cannot yet occur because building construction has not been completed? Yes Compliance with this section is conditioned on post-construction testing being conducted, followed by mitigation, if needed. Radon test results, along with any needed mitigation plan, must be uploaded to the mitigation section within this screen. No 8. Mitigation Document the mitigation needed according to the requirements of the appropriate federal, state, tribal, or local oversight agency. If the adverse environmental impacts cannot be mitigated, then HUD assistance may not be used for the project at this site. For instances where radon mitigation is required (i.e. where test results demonstrated radon levels at 4.0 pCi/L and above), then you must include a radon mitigation plan. Tooltip Can all adverse environmental impacts be mitigated? No, all adverse environmental impacts cannot feasibly be mitigated. Project cannot proceed at this location. Yes, all adverse environmental impacts can be eliminated through mitigation, and/or consideration of radon and radon mitigation, if needed, will occur following construction. Provide all mitigation requirements and documents in the Screen Summary at the bottom of this screen. 9. Describe how compliance was achieved. Include any of the following that apply: State Voluntary Clean-up Program, a No Further Action letter, use of engineering controls, or use of institutional controls. * Explain: Radon testing If a remediation plan or clean-up program was necessary, which standard does it follow? Complete removal Risk-based corrective action (RBCA) Other Continue to the Screen Summary at the bottom of this screen. Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region Site contamination was evaluated as follows: None of the above. On-site or nearby toxic, hazardous, or radioactive substances that could affect the health and safety of project occupants or conflict with the intended use of the property were not found. Radon analysis indicated elevated levels of radon or consideration of radon will occur following construction. Adverse radon impacts can be mitigated. With mitigation, identified in the mitigation section of this review, the project will be in compliance with contamination and toxic substances requirements. Supporting documentation See Appendix A for files. MPCA WIMN.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Endangered Species General Requirements Legislation Regulation Section 7 of the Endangered Species Act (ESA) mandates that federal agencies ensure that actions that they authorize, fund, or carry out shall not jeopardize the continued existence of federally listed plants and animals or result in the adverse modification or destruction of designated critical habitat. Where their actions may affect resources protected by the ESA, agencies must consult with the Fish and Wildlife Service and/or the National Marine Fisheries Service (“FWS” and “NMFS” or “the Services”). The Endangered Species Act of 1973 (16 U.S.C. 1531 et seq.); particularly section 7 (16 USC 1536). 50 CFR Part 402 Reference: https://www.onecpd.info/environmental-review/endangered-species 1. Does the project involve any activities that have the potential to affect species or habitats? No, the project will have No Effect due to the nature of the activities involved in the project. This selection is only appropriate if none of the activities involved in the project have potential to affect species or habitats. Examples of actions without potential to affect listed species may include: purchasing existing buildings, completing interior renovations to existing buildings, and replacing exterior paint or siding on existing buildings. No, the project will have No Effect based on a letter of understanding, memorandum of agreement, programmatic agreement, or checklist provided by local HUD office Yes, the activities involved in the project have the potential to affect species and/or habitats. 2. Are federally listed species or designated critical habitats present in the action area ? Listed species are those that are either endangered (in danger of extinction throughout all or a significant portion of its range) or threatened (likely to become endangered within the foreseeable future throughout all or a significant portion of its range). Refer to HUD Exchange for information on consideration of candidate species (those that the Services have considered for listing but have not yet issued a final ruling) and proposed species (those that have been proposed for listing). No, the project will have No Effect due to the absence of federally listed species and designated critical habitat. Upload all documents used to make your determination in the Screen Summary at the conclusion of this screen. Documentation may include letters from the Services, species lists from the Services’ websites, surveys or other documents and analysis showing that there are no species in the action area. Yes, there are federally listed species or designated critical habitats present in the action area. 3. What effects, if any, will your project have on federally listed species or designated critical habitat? No Effect: Based on the specifics of both the project and any federally listed species in the action area, you have determined that the project will have absolutely no effect on listed species or critical habitat. Upload all documents used to make your determination in the Screen Summary at the conclusion of this screen. Documentation should include a species list and explanation of your conclusion, and may require maps, photographs, and surveys as appropriate. May Affect, Not Likely to Adversely Affect: Any effects that the project may have on federally listed species or critical habitats would be beneficial, discountable, or insignificant. Likely to Adversely Affect: The project may have negative effects on one or more listed species or critical habitat. Note: the application skips from question 3 to 6. There is no 4 or 5. 6. For the project to be brought into compliance with this section, all adverse impacts must be mitigated. Explain in detail the exact measures that must be implemented to mitigate for the impact or effect, including the timeline for implementation. This information will be automatically included in the Mitigation summary for the environmental review. If negative effects cannot be mitigated, cancel the project using the button at the bottom of this screen. Mitigation as follows will be implemented: No Mitigation Necessary *Explain why mitigation will not be made here: Why mitigation will not be made: The Project was reviewed through the USFWS Minnesota-Wisconsin determination key (dkey) which determined that that the Project would have No Effect on the monarch butterfly and whooping crane. Based on the habitat requirements for the salamander mussel and western regal fritillary, no potential suitable habitat for these species is present within the Project area. Compliance determination: Four federally-listed species were identified in the Official Species List generated through the USFWS Information for Planning and Consultation (IPaC) including the salamander mussel (Simpsonaias ambigua; proposed endangered), the western regal fritillary (Argynnis idalia occidentalis; proposed threatened), the monarch butterfly (Danaus plexippus; candidate), and the whooping crane (Grus americana; non-essential experimental population). The salamander mussel is restricted to the lower St. Croix River in Minnesota but was once also found in the Mississippi River. The Project area does not overlap and is not within the vicinity of the St Croix River or the Mississippi River. As such, impacts on the salamander mussel as a result of the Project are not anticipated. The western regal fritillary is associated throughout its range in upland and wetland native prairies. The Project area does not contain any native prairie habitat. As such, impacts on the western regal fritillary are not anticipated as a result of the Project. The whooping crane is a migratory bird species that once nested in northern prairies, but now breeds in remote northern forests in Canada as well as in an experimental population in Wisconsin, preferably within coniferous habitat containing swamps and nearby lakes or ponds. The Project area does not contain prairie or coniferous forest habitat preferred by the whooping crane. Additionally, the Project area is located within the Mississippi Flyway while the wild population of whooping crane utilizes the Central Flyway located further west. Any unlikely occurrence of a whooping crane within the Project area would, therefore, likely be from the experimental population in Wisconsin that is not federally regulated. As such, impacts to this species as a result of the Project are not anticipated. Monarch butterflies are a widespread species found in fields, prairies, savannahs, and most places where their host plant milkweed (Asclepias spp.) occurs throughout the United States and southern Canada. This species generally occurs in areas with high densities of native nectar sources. The existing Project area primarily consists of mowed lawn, athletic fields, and landscape trees with limited native nectar sources present. The monarch butterfly is a candidate for federal listing and is not currently regulated by the USFWS. The potential use of native seed mixes in revegetation plans may create a net positive in pollinator habitat compared to existing conditions. Based on a review of the Project has been determined to have No Effect on federally-listed species. The Project is in compliance with the Endangered Species Act and does not require mitigation measures. Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region This project has been determined to have No Effect on listed species. This project is in compliance with the Endangered Species Act without mitigation. Supporting Documentation See Appendix A for attached files. IPaC CorcoranParkProject HUD SpeciesList 20241030.pdf 20241030 NE Consistency MN WI StatesWide.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Explosive and Flammable Hazards General Requirements Legislation Regulation HUD-assisted projects must meet Acceptable Separation Distance (ASD) requirements to protect them from explosive and flammable hazards. N/A 24 CFR Part 51 Subpart C Reference: https://www.hudexchange.info/environmental-review/explosive-and-flammable-facilities/ 1. Is the proposed HUD-assisted project itself the development of a hazardous facility (a facility that mainly stores, handles or processes flammable or combustible chemicals such as bulk fuel storage facilities and refineries)? No Yes 2. Does this project include any of the following activities: development, construction, rehabilitation that will increase residential densities, or conversion? No Yes Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region Based on the project description the project includes no activities that would require further evaluation under this section. The project is in compliance with explosive and flammable hazard requirements. Supporting Documentation N/A Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Farmlands Protection General Requirements Legislation Regulation The Farmland Protection Policy Act (FPPA) discourages federal activities that would convert farmland to nonagricultural purposes. Farmland Protection Policy Act of 1981 (7 U.S.C. 4201 et seq.) 7 CFR Part 658 Reference: https://www.onecpd.info/environmental-review/farmlands-protection 1. Does your project include any activities, including new construction, acquisition of undeveloped land or conversion, that could convert agricultural land to a non-agricultural use? Yes No Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region An inquiry into potential agricultural land usage (Prime and Unique Farmland soil map) at the Project area was conducted. It was found that there are some areas of the park that are designated as farmland of statewide importance. However, none of the land under the Project area now is used for agricultural purposes. According to the City of Corcoran's 2040 Comprehensive Plan, the current Project area is designated as a ''Park, Recreational or Preserve'' use. In addition, the 2040 Comprehensive Plan designates the Project area as ''Parks/Open Space'' for the 2040 Future Land Use map. Therefore, the Project area is not currently designated for agricultural use, nor will it be designated as such in the future. In addition, form AD-1006 was filled out to determine if further action was required. It was found that the impact rating was 123.2, which is below the threshold of 160 for action. This project does not include any activities that could potentially convert agricultural land to a non-agricultural use. The project is in compliance with the Farmland Protection Policy Act. Supporting Documentation See Appendix A for files. AD1006.pdf Corcoran City Park - Farmland Classification.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Floodplain Management General Requirements Legislation Regulation Executive Order 11988, Floodplain Management, requires Federal activities to avoid impacts to floodplains and to avoid direct and indirect support of floodplain development to the extent practicable. Executive Order 11988 *Executive Order 13690 *42 USC 4001-4128 *42 USC 5154a *=only applies to screen 2047 and not 2046 24 CFR 55 Reference: https://www.onecpd.info/environmental-review/floodplain-management 1. Does this project meet an exemption at 24 CFR 55.12 from compliance with HUD’s floodplain management regulations in Part 55? Yes No Continue to Critical Action Question. 2. Does the project include a Critical Action? Examples of Critical Actions include projects involving hospitals, fire and police stations, nursing homes, hazardous chemical storage, storage of valuable records, and utility plants. Yes No Continue to (non-Critical Action) FFRMS Floodplain Extent Question. 3. Determine the extent of the FFRMS floodplain and provide mapping documentation in support of that determination. The extent of the FFRMS floodplain can be determined using a Climate Informed Science Approach (CISA), 0.2 percent flood approach (0.2 PFA), or freeboard value approach (FVA). For projects in areas without available CISA data or without FEMA Flood Insurance Rate Maps (FIRMs), Flood Insurance Studies (FISs) or Advisory Base Flood Elevations (ABFEs), use the best available information Tooltip to determine flood elevation. Include documentation and an explanation of why this is the best available information Tooltip for the site. Note that newly constructed and substantially improved structures Tooltip must be elevated to the FFRMS floodplain regardless of the approach chosen to determine the floodplain. Select one of the following three options: CISA for non-critical actions. If using a local tool, data, or resources, ensure that the FFRMS elevation is higher than would have been determined using the 0.2 PFA or the FVA. 0.2-PFA. Where FEMA has defined the 0.2-percent-annual-chance floodplain, the FFRMS floodplain is the area that FEMA has designated as within the 0.2-percent-annual-chance floodplain. FVA. If neither CISA nor 0.2-PFA is available, for non-critical actions, the FFRMS floodplain is the area that results from adding two feet to the base flood elevation as established by the effective FIRM or FIS or — if available — a FEMA-provided preliminary or pending FIRM or FIS or advisory base flood elevations, whether regulatory or informational in nature. However, an interim or preliminary FEMA map cannot be used if it is lower than the current FIRM or FIS. Continue to FFRMS Floodplain Question. 5. Does your project occur in the FFRMS floodplain? Yes No Review for floodplain management is complete. Continue to Screen Summary at the bottom of this screen. Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region This project does not occur in the FFRMS floodplain. The project is in compliance with Executive Orders 11988 and 13690. Supporting Documentation See Appendix A for files. FEMAMap.png Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Historic Preservation General Requirements Legislation Regulation Regulations under Section 106 of the National Historic Preservation Act (NHPA) require a consultative process to identify historic properties, assess project impacts on them, and avoid, minimize, or mitigate adverse effects Section 106 of the National Historic Preservation Act (16 U.S.C. 470f) 36 CFR 800 “Protection of Historic Properties” https://www.govinfo.gov/content/pkg/CFR- 2012-title36-vol3/pdf/CFR-2012-title36- vol3-part800.pdf Reference: https://www.onecpd.info/environmental-review/historic-preservation Is Section 106 review required for your project? No, because the project consists solely of activities listed as exempt in a Programmatic Agreement (PA Tooltip). (See the PA Database to find applicable PAs.) No, because the project consists solely of activities included in a No Potential to Cause Effects memo or other determination [36 CFR 800.3(a)(1)]. Yes, because the project includes activities with potential to cause effects (direct or indirect). Threshold(b). Upload the memo in the Screen Summary at the conclusion of this screen, provide a link to the memo, or explain and justify the other determination here: Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region The 14 local tribes near the Project area were consulted for historic preservation under HUD regulation 24 CFR 58.4. Out of the 14 tribes, only one tribe (Shakopee Mdewakanton Sioux Community) responded to the outreach. Their Tribal Historic Preservation Officer concluded that there is no significant impact as concurred by the archaeological report attached. Please see attached reports for more information regarding the Architectural and Archaeological reports. Supporting Documentation See Appendix A for files. CorcoranPark Draft Architectural Report.pdf Phase I Archaeology Report Corcoran Park Remaster.pdf Tribal Response.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Noise Abatement and Control General Requirements Legislation Regulation HUD’s noise regulations protect residential properties from excessive noise exposure. HUD encourages mitigation as appropriate. Noise Control Act of 1972 General Services Administration Federal Management Circular 75-2: “Compatible Land Uses at Federal Airfields” Title 24 CFR 51 Subpart B Reference: https://www.onecpd.info/environmental-review/noise-abatement-and-control 1. What activities does your project involve? Check all that apply: New construction for residential use Rehabilitation of an existing residential property A research demonstration project which does not result in new construction or reconstruction An interstate land sales registration Any timely emergency assistance under disaster assistance provisions or appropriations which are provided to save lives, protect property, protect public health and safety, remove debris and wreckage, or assistance that has the effect of restoring facilities substantially as they existed prior to the disaster None of the above Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region Based on the project description, this project includes no activities that would require further evaluation under HUD's noise regulation. The project is in compliance with HUD's Noise regulation. Supporting Documentation N/A Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Sole Source Aquifers General Requirements Legislation Regulation The Safe Drinking Water Act of 1974 protects drinking water systems which are the sole or principal drinking water source for an area and which, if contaminated, would create a significant hazard to public health. Safe Drinking Water Act of 1974 (42 U.S.C. 201, 300f et seq., and 21 U.S.C. 349) 40 CFR Part 149 Reference: https://www.onecpd.info/environmental-review/sole-source-aquifers 1. Does the project consist solely of acquisition, refinance, insurance, leasing, repairs or rehabilitation of an existing building or building(s)? Yes No 2. Is the project located on a sole source aquifer (SSA) ? No Yes Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region The project is not located on a sole source aquifer area. The project is in compliance with Sole Source Aquifer requirements. Supporting Documentation See Appendix A for files. Sole Source Aquifer.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Wetlands Protection General Requirements Legislation Regulation Executive Order 11990 discourages direct or indirect support of new construction impacting wetlands wherever there is a practicable alternative. The Fish and Wildlife Service’s National Wetlands Inventory can be used as a primary screening tool, but observed or known wetlands not indicated on NWI maps must also be processed. Off-site impacts that result in draining, impounding, or destroying wetlands must also be processed. Executive Order 11990 24 CFR 55.20 can be used for general guidance regarding the 8 Step Process. ‘ Reference: https://www.onecpd.info/environmental-review/wetlands-protection 1. Does this project involve new construction as defined in Executive Order 11990, expansion of a building’s footprint, or ground disturbance? The term "new construction" shall include draining, dredging, channelizing, filling, diking, impounding, and related activities and any structures or facilities begun or authorized after the effective date of the Order. No Yes 2. Will the new construction or other ground disturbance impact an on- or off-site wetland? The term "wetlands" means those areas that are inundated by surface or ground water with a frequency sufficient to support, and under normal circumstances does or would support, a prevalence of vegetative or aquatic life that requires saturated or seasonally saturated soil conditions for growth and reproduction. Wetlands generally include swamps, marshes, bogs, and similar areas such as sloughs, potholes, wet meadows, river overflows, mud flats, and natural ponds. Wetlands under E.O. 11990 include isolated and non-jurisdictional wetlands. No, a wetland will not be impacted in terms of E.O. 11990’s definition of new construction. Yes, there is a wetland that will or may be impacted in terms of E.O. 11990’s definition of new construction. Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region The project will not impact on- or off-site wetlands. The project is in compliance with Executive Order 11990. Supporting Documentation See Appendix A for files. Wetland Delineation Map.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Wild and Scenic Rivers General Requirements Legislation Regulation The Wild and Scenic Rivers Act provides federal protection for certain free-flowing, wild, scenic and recreational rivers designated as components or potential components of the National Wild and Scenic Rivers System (NWSRS) from the effects of construction or development. The Wild and Scenic Rivers Act (16 U.S.C. 1271-1287), particularly section 7(b) and (c) (16 U.S.C. 1278(b) and (c)) 36 CFR Part 297 Reference: https://www.onecpd.info/environmental-review/wild-and-scenic-rivers 1. Is your project within proximity of a NWSRS river as defined below? Wild & Scenic Rivers: These rivers or river segments have been designated by Congress or by states (with the concurrence of the Secretary of the Interior) as wild, scenic, or recreational. Study Rivers: These rivers or river segments are being studied as a potential component of the Wild & Scenic River system. Nationwide Rivers Inventory (NRI): The National Park Service has compiled and maintains the NRI, a register of river segments that potentially qualify as national wild, scenic, or recreational river areas. No Upload documentation used to make your determination, such as a map identifying the project site and its surrounding area or a list of rivers in your region in the Screen Summary at the conclusion of this screen. Yes, the project is in proximity of a Designated Wild and Scenic River or Study Wild and Scenic River. Yes, the project is in proximity of a Nationwide Rivers Inventory (NRI) River. Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region This project is not within proximity of a NWSRS river. The project is also not in proximity of any rivers. The project is in compliance with the Wild and Scenic Rivers Act. Supporting Documentation See Appendix A for files. Aerial Location Map.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No Environmental Justice General Requirements Legislation Regulation Determine if the project creates adverse environmental impacts upon a low-income or minority community. If it does, engage the community in meaningful participation about mitigating the impacts or move the project. Executive Order 12898 (none) Reference: https://www.onecpd.info/environmental-review/environmental-justice HUD strongly encourages starting the Environmental Justice analysis only after all other laws and authorities, including Environmental Assessment factors if necessary, have been completed. 1. Were any adverse environmental impacts identified in any other compliance review portion of this project’s total environmental review? Yes No Screen Summary Compliance Determination Describe the basis that led to your determination here, identifying all key elements from your support documentation that substantiate your determination. The following minimum language is based on your responses in this section. You are strongly encouraged to edit this language to provide a clear description of your determination and a synopsis of the information that it was based on, such as: • Map panel numbers and dates • Names of all consulted parties and relevant consultation dates • Names of plans or reports and relevant page numbers • Any additional requirements specific to your region Adverse environmental impacts are not disproportionately high for low-income and/or minority communities as there are no disproportionally high communities in the project area or 0.25 mile buffer. The project is in compliance with Executive Order 12898. Supporting Documentation See Appendix A for files. Hennepin County EJ Screen.pdf Corcoran City EJ screen.pdf Corcoran Park EJ screen.pdf Are formal compliance steps or mitigation required? Only Responsible Entity (for Part 58) or HUD (for Part 50) Users may respond to this question. Ensure that this question is complete before finalizing the review. Yes No 4010 – EA Factors – Summary Impact Codes: An impact code from the following list has been used to make the determination of impact for each factor. (1) Minor beneficial impact (2) No impact anticipated (3) Minor Adverse Impact – May require mitigation (4) Significant or potentially significant impact requiring avoidance or modification which may require an Environmental Impact Statement. Environmental Assessment Factor Impact Code Impact Evaluation Mitigation LAND DEVELOPMENT Conformance with Plans / Compatible Land Use and Zoning / Scale and Urban Design 1 The City of Corcoran's 2040 Comprehensive Plan designates the Project area as Park, Recreation, or Preserve. It also identifies the great interest of the public for trails, which the project extends. The Project follows the 2040 Comprehensive Plan's designation. Soil Suitability / Slope / Erosion / Drainage / Storm Water Runoff 2 Soil suitability - the Project area has and will continue to serve park/recreation needs. Slope - no expected changes to the slope stability of the Project area. Erosion - there are no known erosion issues and no new ones will be caused by the project and the project would be completed consistent with state and local erosion avoidance/control measures. Stormwater/drainage - the Project area is planned consistent with City storm water management, and this would continue with the project. Hazards and Nuisances including Site Safety and Site- Generated Noise 2 N/A SOCIOECONOMIC Employment and Income Patterns 1 This Project includes possible new income in the form of teaching classes at the new multi- purpose building proposed in the Project. Demographic Character Changes / Displacement 2 N/A Environmental Assessment Factor Impact Code Impact Evaluation Mitigation Environmental Justice EA Factor 1 This Project benefits disproportionally disadvantaged communities such as low income by providing opportunities for free recreational resource for them and avoiding the need to travel for these services. COMMUNITY FACILITIES AND SERVICES Educational and Cultural Facilities (Access and Capacity) 1 This Project adds value to educational and cultural facilities in Corcoran by adding a multi- purpose building that can accommodate teaching community ed classes, which the City does not currently have. Commercial Facilities (Access and Proximity) 2 N/A Health Care / Social Services (Access and Capacity) 2 N/A Solid Waste Disposal and Recycling (Feasibility and Capacity) 2 N/A Waste Water and Sanitary Sewers (Feasibility and Capacity) 3 The Project will slightly increase demand on the City’s wastewater and sanitary sewers. The City's sewer and wastewater system should be able to accommodate the small increase in demand; no mitigation is required. Water Supply (Feasibility and Capacity) 3 The Project will slightly increase demand on the City’s water supply. The City's sewer and water supply system should be able to accommodate the small increase in demand; no mitigation is required. Public Safety - Police, Fire and Emergency Medical 2 N/A Parks, Open Space and Recreation (Access and Capacity) 1 The Project is an improvement to the City of Corcoran’s public park. It will increase access capacity with a new, paved parking lot and extension of existing trails. Capacity will also increase with more build structures in the Project area for public use (ball parks, splash pad, multi-purpose building, etc.) Environmental Assessment Factor Impact Code Impact Evaluation Mitigation Transportation and Accessibility (Access and Capacity) 1 The extension of existing City trails as well as access to County trails in the Project area will provide accessibility and connectivity within the City of Corcoran. NATURAL FEATURES Unique Natural Features / Water Resources 2 N/A Vegetation / Wildlife (Introduction, Modification, Removal, Disruption, etc.) 3 There will be some clearing of natural vegetation in the Project area, resulting in some loss of vegetation and wildlife habitat. The contractor shall not destroy nests of protected migratory birds. Other Factors 1 Other Factors 2 CLIMATE AND ENERGY Climate Change 3 Increase of impervious surfaces (multi-purpose building and paved parking lots) increases local urbanization heat effect. This can be mitigated by selective landscaping in the Project area near impervious surfaces. Energy Efficiency 2 N/A Environmental Assessment Analysis * Cumulative Impact Analysis[24 CFR 58.32; 40 CFR 1508.7]: Identify below the cumulative impact on the environment, that will result from the incremental impact of the action when added to other past, present, and reasonably foreseeable future actions regardless of what agency (federal or non-federal) or person undertakes such actions. Cumulative impacts can result from individually minor but collectively significant actions taking place over time. There are no past projects on the site or foreseeable future projects to the site. Alternatives [24 CFR 58.40(e); 40 CFR 1508.9]: Identify below other reasonable courses of action that were considered and not selected, such as other sites, design modifications, or other uses of the subject site. Include the benefits and adverse impacts to the environment of each alternative, and the reasons (e.g., economic, engineering, or others) for rejecting it. N/A * No Action Alternative [24 CFR 58.40(e); 40 CFR 1502.14]: Identify below the "no action" alternative, describing the most likely conditions expected to exist in the future in the absence of the implementation of any action. The park may have to close down due to the lack of safe infrastructure (from age) from not updating the park in this project. Additional Studies Performed: N/A * List of Sources, Agencies and Persons Consulted [40 CFR 1508.9(b)]: • *AirNav.com • *Google Maps • *Google Earth • *What’s In My Neighborhood through MPCA • *IPac through US fish and wildlife • *Farmlands: Soil Survey Geographic Database (SSURGO) from the USDA Natural Resources Conservation Service (NRCS). • Advisement from Brandon DeFoe at the NRCS office in Baxter, MN • *Floodplain FEMA map • *Minnesota SHPO • *EPA EJ screen tool * Indicates an online tool that was accessed. List of Permits: Provide a list of permits, reviews, and approvals that are required for project construction. • WCA No Loss Permit • Elm Creek Watershed Management Commission Permit • Hennepin County ROW/Utility Permits • MN Department of Health Watermain Extension Permit • MPCA/MCES Sewer Extension Permit • MN Department of Labor and Industry Permits (Plumbing, Building, Electrical) • MPCA NPDES Construction Stormwater Permit • MN DNR Water Appropriation General Permit for Temporary Projects, if needed * Public Outreach[24 CFR 50.23 and 58.43 ]: Provide your FONSI/FOSI notice dissemination list. Also, describe any additional public meetings and hearings that were held as part of or were relevant to the environmental review. The project was shared with the City Council. * Summary of Findings and Conclusions: Identify below the main points of analysis in the Environmental Assessment. The summary should include any potential impacts of the proposed project, both beneficial and potentially adverse. The summary must also discuss any changes to the proposal necessary to avoid significant impacts. The Project has several benefits to it. It conforms with current City planning, has the potential to create income for the community, creates a new location for educational classes that the City doesn't currently have, improves a local park, and adds connection to existing transportation structures. The Project does have the drawback of increased sewer, wastewater, and water supply usage, as well as a decrease in natural wildlife and vegetation and an increase in local urbanized heat effect. Mitigation Measures and Conditions Law, Authority, or Factor Mitigation Measure or Condition Mitigation Plan Contamination and Toxic Substances Radon testing Radon testing required when the multi-purpose building's construction is completed. Waste Water and Sanitary Sewers (Feasibility and Capacity) The City's sewer and wastewater system should be able to handle the small increase in demand; no mitigation is required. N/A Water Supply (Feasibility and Capacity) The City's sewer and water supply system should be able to handle the small increase in demand; no mitigation is required. N/A Vegetation / Wildlife (Introduction, Modification, Removal, Disruption, etc.) The contractor shall not destroy nests of protected migratory birds. N/A Climate Change This can be mitigated by selective landscaping in the Project area near impervious surfaces. N/A Project Mitigation Plan Explain how the mitigation plans for the above measures and conditions will be carried out and monitored. Clearly identify both the persons responsible for implementing and monitoring mitigation measures and the timeframe in which they will be completed. These measures and conditions must be incorporated into project contracts, development agreements and other relevant documents. (40 CFR 1505.2(c)) Radon testing will occur after the construction of the building to comply with mitigation requirements. Appendix A Attachments Carver County Hennepin County Anoka County Wright County Not In Project Area 456710 456750 C S A H 1 0 CSAH 50 Project Area Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ C o r c o r a n C i t y P a r k _ E R _ I n q u i r i e s \ M y P r o j e c t 1 0 . a p r x R e v i s e d : 2 0 2 5 - 0 2 - 2 0 B y : t w a v r i n Legend Project Area Page 1 of 1 Notes 1. Coordinate System: NAD 1983 UTM Zone 15N 2. Data Sources: Hennepin County 3. Background: Hennepin County Aerial, 2024 (At original document size of 8.5x11) 1:3,600 0 150 300 Feet Prepared by LAH on 2025-02-20 T11N, R12W, S05 Corcoran, Hennepin Co., MN 193807229City of Corcoran Corcoran City Downtown Park HUD EA Aerial Location Map 1 -R1-R N-Rv.com [����nJlC:ml(IPl>o,..AW::::Jmm.._ Airport Search Results 2 airports found near Corcoran, i\'.IN ID CITY AIRPORT XA:\IE \HIER.I: ffi 42.\fN CORCOM\'. JIN K.R.4L 'S PERSO,V.�L L"5E UNDING FIELD .llRPORT l .S km SW ffi J{N66 LORETTO, MN /XGLESJDE AIRPORT 9.0 km SW c..,,,...eAL'<a,·.LLCAD,_,..., .... ________________ _ AirNavQuery.png AirportClosed.png Carver County Hennepin County Anoka County Wright County 456750 456710 ECorcoranTr CSAH 50 CSAH10 Walnut Ln 79th Pl 79th Ave X y l o i d L n Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ C o r c o r a n C i t y P a r k _ E R _ I n q u i r i e s \ M y P r o j e c t 1 0 . a p r x R e v i s e d : 2 0 2 5 - 0 2 - 1 4 B y : l h e r s h l e y Legend Project Area 2,500 Foot Radius 15,000 Foot Radius Page 1 of 1 Notes 1. Coordinate System: NAD 1983 UTM Zone 15N 2. Data Sources: USGS 3. Background: USGS Topo (At original document size of 8.5x11) 1:60,000 0 2,500 5,000 Feet Prepared by LAH on 2025-02-14 T11N, R12W, S05 Corcoran, Hennepin Co., MN 193807229City of Corcoran Corcoran City Downtown Park HUD EA Nearest Airports 3 *No airports within 15,000 feet of the Project area Airports.pdf Carver County Hennepin County Anoka County Wright County !. !. !. " " " " " " " " " " ! ! ! ! # Pro-Tech Auto Repair Tonka Auto Center Phils Quality Automotive Treptau Implement Company Rush Creek Reserve Countryside Service A1 Outdoor Power Gazelle Marketing Pro Drywall and Painting Inc County Rd 10 and Walnut Lane Turn Improvements 456750 456710 W Co r c o r a n Tr ECor c o r a n Tr CSAH 50 C S A H 1 0 Project Area Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ C o r c o r a n C i t y P a r k _ E R _ I n q u i r i e s \ M y P r o j e c t 1 0 . a p r x R e v i s e d : 2 0 2 5 - 0 2 - 2 0 B y : t w a v r i n Legend Project Area 0.25 Mile Radius MPCA Potentially Contaminated Sites !.Multiple Programs "Hazardous Waste !Stormwater Page 1 of 1 Notes 1. Coordinate System: NAD 1983 UTM Zone 15N 2. Data Sources: Hennepin County 3. Background: Hennepin County Aerial, 2024 (At original document size of 8.5x11) 1:8,400 0 350 700 Feet Prepared by LAH on 2025-02-20 T11N, R12W, S05 Corcoran, Hennepin Co., MN 193807229City of Corcoran Corcoran City Downtown Park HUD EA MPCA Potentially Contaminated Sites 4 10/30/2024 16:39:24 UTC United States Department of the Interior FISH AND WILDLIFE SERVICE Minnesota-Wisconsin Ecological Services Field Office 3815 American Blvd East Bloomington, MN 55425-1659 Phone: (952) 858-0793 In Reply Refer To: Project code: 2024-0141639 Project Name: City of Corcoran City Park Remaster Subject:Consistency letter for 'City of Corcoran City Park Remaster' for specified threatened and endangered species that may occur in your proposed project location consistent with the Minnesota-Wisconsin Endangered Species Determination Key (Minnesota- Wisconsin DKey). Dear Jason (Jay) Tobin: The U.S. Fish and Wildlife Service (Service) received on October 30, 2024 your effect determination(s) for the 'City of Corcoran City Park Remaster' (Action) using the Minnesota- Wisconsin DKey within the Information for Planning and Consultation (IPaC) system. You have submitted this key to satisfy requirements under Section 7(a)(2). The Service developed this system in accordance of with the Endangered Species Act of 1973 (ESA) (87 Stat. 884, as amended; 16 U.S.C 1531 et seq.). Based on your answers and the assistance of the Service’s Minnesota-Wisconsin DKey, you made the following effect determination(s) for the proposed Action: Species Listing Status Determination Monarch Butterfly (Danaus plexippus)Candidate No effect Salamander Mussel (Simpsonaias ambigua)Proposed Endangered May affect Whooping Crane (Grus americana)Experimental Population, Non- Essential No effect Determination Information Thank you for informing the Service of your “No Effect” determination(s). Your agency has met consultation requirements and no further consultation is required for the species you determined will not be affected by the Action. Additional Information Project code: 2024-0141639 IPaC Record Locator: 925-149224515 10/30/2024 16:39:24 UTC DKey Version Publish Date: 08/28/2024 2 of 7 ▪ Sufficient project details: Please provide sufficient project details on your project homepage in IPaC (Define Project, Project Description) to support your conclusions. Failure to disclose important aspects of your project that would influence the outcome of your effects determinations may negate your determinations and invalidate this letter. If you have site-specific information that leads you to believe a different determination is more appropriate for your project than what the Dkey concludes, you can and should proceed based on the best available information. Future project changes: The Service recommends that you contact the Minnesota-Wisconsin Ecological Services Field Office or re-evaluate the project in IPaC if: 1) the scope or location of the proposed Action is changed; 2) new information reveals that the action may affect listed species or designated critical habitat in a manner or to an extent not previously considered; 3) the Action is modified in a manner that causes effects to listed species or designated critical habitat; or 4) a new species is listed or critical habitat designated. If any of the above conditions occurs, additional consultation with the Service should take place before project changes are final or resources committed. Species-specific information Bald and Golden Eagles: Bald eagles, golden eagles, and their nests are protected under the Bald and Golden Eagle Protection Act (54 Stat. 250, as amended, 16 U.S.C. 668a-d) (Eagle Act). The Eagle Act prohibits, except when authorized by an Eagle Act permit, the “taking” of bald and golden eagles and defines “take” as “pursue, shoot, shoot at, poison, wound, kill, capture, trap, collect, molest or disturb.” The Eagle Act’s implementing regulations define disturb as “… to agitate or bother a bald or golden eagle to a degree that causes, or is likely to cause, based on the best scientific information available, (1) injury to an eagle, (2) a decrease in its productivity, by substantially interfering with normal breeding, feeding, or sheltering behavior, or (3) nest abandonment, by substantially interfering with normal breeding, feeding, or sheltering behavior.” The following species and/or critical habitats may also occur in your project area and are not covered by this conclusion: Western Regal Fritillary Argynnis idalia occidentalis Proposed Threatened Coordination with the Service is not complete if additional coordination is advised above for any species. Project code: 2024-0141639 IPaC Record Locator: 925-149224515 10/30/2024 16:39:24 UTC DKey Version Publish Date: 08/28/2024 3 of 7 Action Description You provided to IPaC the following name and description for the subject Action. 1. Name City of Corcoran City Park Remaster 2. Description The following description was provided for the project 'City of Corcoran City Park Remaster': The Project entails construction of several improvements to the Corcoran Community Park. These improvements include five new soccer fields, six new pickle ball courts, replacement of two tennis courts, playground replacements, and the addition of a splash pad. A new multi-purpose, approximately 7,500-square- foot building is also proposed, along with a new, larger paved parking lot, the removal of a paved path between existing ball fields, the addition of a regional trail, removal of a storage area south of the three existing ball fields, and the addition of turn lanes at the south park entrance along County Road 50. A connection from City amenities onsite will be made to the City’s sewer and water. Besides funding from HUD, other funding sources for this Project include donations from the Northwest Area Jaycees, the Hanover Athletic Association, and Three Rivers organizations. Construction is anticipated to begin in Spring 2025. The approximate location of the project can be viewed in Google Maps: https:// www.google.com/maps/@45.0984218,-93.55594633922905,14z Project code: 2024-0141639 IPaC Record Locator: 925-149224515 10/30/2024 16:39:24 UTC DKey Version Publish Date: 08/28/2024 4 of 7 1. 2. 3. 4. 5. 6. 7. 8. QUALIFICATION INTERVIEW This determination key is intended to assist the user in evaluating the effects of their actions on Federally listed species in Minnesota and Wisconsin. It does not cover other prohibited activities under the Endangered Species Act (e.g., for wildlife: import/export, Interstate or foreign commerce, possession of illegally taken wildlife, etc.; for plants: import/export, reduce to possession, malicious destruction on Federal lands, commercial sale, etc.) or other statutes. Additionally, this key DOES NOT cover wind development, purposeful take (e.g., for research or surveys), communication towers that have guy wires or are over 450 feet in height, aerial or other large-scale application of any chemical (such as insecticide or herbicide), and approval of long-term permits or plans (e.g., FERC licenses, HCP's). Click YES to acknowledge that you must consider other prohibitions of the ESA or other statutes outside of this determination key. Yes Is the action being funded, authorized, or carried out by a Federal agency? Yes Are you the Federal agency or designated non-federal representative? Yes Does the action involve the installation or operation of wind turbines? No Does the action involve purposeful take of a listed animal? No Does the action involve a new communications tower? No Does the activity involve aerial or other large-scale application of ANY chemical, including pesticides (insecticide, herbicide, fungicide, rodenticide, etc)? No Will your action permanently affect local hydrology? Yes Project code: 2024-0141639 IPaC Record Locator: 925-149224515 10/30/2024 16:39:24 UTC DKey Version Publish Date: 08/28/2024 5 of 7 9. 10. 11. 12. 13. 14. 15. Does your project have the potential to impact the riparian zone or indirectly impact a stream/river (e.g., cut and fill; horizontal directional drilling; construction; vegetation removal; pesticide or fertilizer application; discharge; runoff of sediment or pollutants; increase in erosion, etc.)? Note: Consider all potential effects of the action, including those that may happen later in time and outside and downstream of the immediate area involved in the action. Endangered Species Act regulation defines "effects of the action" to include all consequences to listed species or critical habitat that are caused by the proposed action, including the consequences of other activities that are caused by the proposed action. A consequence is caused by the proposed action if it would not occur but for the proposed action and it is reasonably certain to occur. Effects of the action may occur later in time and may include consequences occurring outside the immediate area involved in the action. (50 CFR 402.02). Yes Will your action disturb the ground or existing vegetation? Note: This includes any off-road vehicle access, soil compaction (enough to collapse a rodent burrow), digging, seismic survey, directional drilling, heavy equipment, grading, trenching, placement of fill, pesticide application (herbicide, fungicide), vegetation management (including removal or maintenance using equipment or prescribed fire), cultivation, development, etc. Yes Will your action include spraying insecticides? No Does your action area occur entirely within an already developed area? Note: Already developed areas are already paved, covered by existing structures, manicured lawns, industrial sites, or cultivated cropland, AND do not contain trees that could be roosting habitat. Be aware that listed species may occur in areas with natural, or semi-natural, vegetation immediately adjacent to existing utilities (e.g. roadways, railways) or within utility rights-of-way such as overhead transmission line corridors, and can utilize suitable trees, bridges, or culverts for roosting even in urban dominated landscapes (so these are not considered "already developed areas" for the purposes of this question). If unsure, select NO.. No [Semantic] Does the project intersect the Salamander mussel AOI? Automatically answered Yes Have you determined that the action will have no effect on individuals within the whooping crane nonessential experimental population (NEP)? Yes [Hidden Semantic] Does the action area intersect the monarch butterfly species list area? Automatically answered Yes Project code: 2024-0141639 IPaC Record Locator: 925-149224515 10/30/2024 16:39:24 UTC DKey Version Publish Date: 08/28/2024 6 of 7 16. 17. Under the ESA, monarchs remain warranted but precluded by listing actions of higher priority. The monarch is a candidate for listing at this time. The Endangered Species Act does not establish protections or consultation requirements for candidate species. Some Federal and State agencies may have policy requirements to consider candidate species in planning. We encourage implementing measures that will remove or reduce threats to these species and possibly make listing unnecessary. If your project will have no effect on monarch butterflies (for example, if your project won't affect their habitat or individuals), then you can make a "no effect" determination for this project. Are you making a "no effect" determination for monarch? No Is this project funded, authorized, or carried out by the U.S. Fish and Wildlife Service? No Project code: 2024-0141639 IPaC Record Locator: 925-149224515 10/30/2024 16:39:24 UTC DKey Version Publish Date: 08/28/2024 7 of 7 IPAC USER CONTACT INFORMATION Agency:Corcoran city Name:Jason (Jay) Tobin Address:8200 County Road 116 City:Corcoran State:MN Zip:55340 Email jtobin@corcoranmn.gov Phone:7634007030 LEAD AGENCY CONTACT INFORMATION Lead Agency:Department of Housing and Urban Development 10/30/2024 14:00:40 UTC United States Department of the Interior FISH AND WILDLIFE SERVICE Minnesota-Wisconsin Ecological Services Field Office 3815 American Blvd East Bloomington, MN 55425-1659 Phone: (952) 858-0793 In Reply Refer To: Project Code: 2024-0141639 Project Name: City of Corcoran City Park Remaster Subject:List of threatened and endangered species that may occur in your proposed project location or may be affected by your proposed project To Whom It May Concern: This response has been generated by the Information, Planning, and Conservation (IPaC) system to provide information on natural resources that could be affected by your project. The U.S. Fish and Wildlife Service (Service) provides this response under the authority of the Endangered Species Act of 1973 (16 U.S.C. 1531-1543), the Bald and Golden Eagle Protection Act (16 U.S.C. 668-668d), the Migratory Bird Treaty Act (16 U.S.C. 703-712), and the Fish and Wildlife Coordination Act (16 U.S.C. 661 et seq.). Threatened and Endangered Species The enclosed species list identifies threatened, endangered, proposed and candidate species, as well as proposed and final designated critical habitat, that may occur within the boundary of your proposed project and may be affected by your proposed project. The species list fulfills the requirement for obtaining a Technical Assistance Letter from the U.S. Fish and Wildlife Service under section 7(c) of the Endangered Species Act (Act) of 1973, as amended (16 U.S.C. 1531 et seq.). New information based on updated surveys, changes in the abundance and distribution of species, changed habitat conditions, or other factors could change this list. Note that under 50 CFR 402.12(e) of the regulations implementing section 7 of the Act, the accuracy of this species list should be verified after 90 days. The Service recommends that verification be completed by visiting the IPaC website at regular intervals during project planning and implementation for updates to species lists and information. An updated list may be requested through the IPaC system by completing the same process used to receive the enclosed list. Consultation Technical Assistance Please refer to refer to our Section 7 website for guidance and technical assistance, including step-by-step instructions for making effects determinations for each species that might be present and for specific guidance on the following types of projects: projects in developed areas, HUD, CDBG, EDA, USDA Rural Development projects, pipelines, buried utilities, telecommunications, and requests for a Conditional Letter of Map Revision (CLOMR) from FEMA. Project code: 2024-0141639 10/30/2024 14:00:40 UTC 2 of 14 1. 2. We recommend running the project (if it qualifies) through our Minnesota-Wisconsin Federal Endangered Species Determination Key (Minnesota-Wisconsin ("D-key")). A demonstration video showing how-to access and use the determination key is available. Please note that the Minnesota-Wisconsin D-key is the third option of 3 available d-keys. D-keys are tools to help Federal agencies and other project proponents determine if their proposed action has the potential to adversely affect federally listed species and designated critical habitat. The Minnesota-Wisconsin D-key includes a structured set of questions that assists a project proponent in determining whether a proposed project qualifies for a certain predetermined consultation outcome for all federally listed species found in Minnesota and Wisconsin (except for the northern long-eared bat- see below), which includes determinations of “no effect” or “may affect, not likely to adversely affect." In each case, the Service has compiled and analyzed the best available information on the species’ biology and the impacts of certain activities to support these determinations. If your completed d-key output letter shows a "No Effect" (NE) determination for all listed species, print your IPaC output letter for your files to document your compliance with the Endangered Species Act. For Federal projects with a “Not Likely to Adversely Affect” (NLAA) determination, our concurrence becomes valid if you do not hear otherwise from us after a 30-day review period, as indicated in your letter. If your d-key output letter indicates additional coordination with the Minnesota-Wisconsin Ecological Services Field Office is necessary (i.e., you get a “May Affect” determination), you will be provided additional guidance on contacting the Service to continue ESA coordination outside of the key; ESA compliance cannot be concluded using the key for “May Affect” determinations unless otherwise indicated in your output letter. Note: Once you obtain your official species list, you are not required to continue in IPaC with d-keys, although in most cases these tools should expedite your review. If you choose to make an effects determination on your own, you may do so. If the project is a Federal Action, you may want to review our section 7 step-by-step instructions before making your determinations. Using the IPaC Official Species List to Make No Effect and May Affect Determinations for Listed Species If IPaC returns a result of “There are no listed species found within the vicinity of the project,” then project proponents can conclude the proposed activities will have no effect on any federally listed species under Service jurisdiction. Concurrence from the Service is not required for no effect determinations. No further consultation or coordination is required. Attach this letter to the dated IPaC species list report for your records. If IPaC returns one or more federally listed, proposed, or candidate species as potentially present in the action area of the proposed project – other than bats (see below) – then project proponents must determine if proposed activities will have no effect on or may affect those species. For assistance in determining if suitable habitat for listed, candidate, or proposed species occurs within your project area or if species may be affected by project activities, you can obtain Life History Information for Listed and Candidate Species on our office website. If no impacts will occur to a species on the IPaC species list (e.g., there is no habitat present in the project area), the appropriate determination is no effect. No further consultation or coordination is required. Attach this letter to the dated IPaC species list report for your records. Project code: 2024-0141639 10/30/2024 14:00:40 UTC 3 of 14 3. ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ Should you determine that project activities may affect any federally listed, please contact our office for further coordination. Letters with requests for consultation or correspondence about your project should include the Consultation Tracking Number in the header. Electronic submission is preferred. Northern Long-Eared Bats Northern long-eared bats occur throughout Minnesota and Wisconsin and the information below may help in determining if your project may affect these species. Suitable summer habitat for northern long-eared bats consists of a wide variety of forested/wooded habitats where they roost, forage, and travel and may also include some adjacent and interspersed non-forested habitats such as emergent wetlands and adjacent edges of agricultural fields, old fields and pastures. This includes forests and woodlots containing potential roosts (i.e., live trees and/or snags ≥3 inches dbh for northern long- eared bat that have exfoliating bark, cracks, crevices, and/or hollows), as well as linear features such as fencerows, riparian forests, and other wooded corridors. These wooded areas may be dense or loose aggregates of trees with variable amounts of canopy closure. Individual trees may be considered suitable habitat when they exhibit the characteristics of a potential roost tree and are located within 1,000 feet (305 meters) of forested/wooded habitat. Northern long-eared bats have also been observed roosting in human-made structures, such as buildings, barns, bridges, and bat houses; therefore, these structures should also be considered potential summer habitat and evaluated for use by bats. If your project will impact caves or mines or will involve clearing forest or woodland habitat containing suitable roosting habitat, northern long-eared bats could be affected. For bat activity dates, please review Appendix L in the Range-wide Indiana Bat and Northern Long- Eared Bat Survey Guidelines. Examples of unsuitable habitat include: Individual trees that are greater than 1,000 feet from forested or wooded areas, Trees found in highly developed urban areas (e.g., street trees, downtown areas), A pure stand of less than 3-inch dbh trees that are not mixed with larger trees, and A monoculture stand of shrubby vegetation with no potential roost trees. If IPaC returns a result that northern long-eared bats are potentially present in the action area of the proposed project, project proponents can conclude the proposed activities may affect this species IF one or more of the following activities are proposed: Clearing or disturbing suitable roosting habitat, as defined above, at any time of year, Any activity in or near the entrance to a cave or mine, Mining, deep excavation, or underground work within 0.25 miles of a cave or mine, Construction of one or more wind turbines, or Demolition or reconstruction of human-made structures that are known to be used by bats based on observations of roosting bats, bats emerging at dusk, or guano deposits or stains. If none of the above activities are proposed, project proponents can conclude the proposed activities will have no effect on the northern long-eared bat. Concurrence from the Service is not required for No Effect determinations. No further consultation or coordination is required. Attach this letter to the dated IPaC Project code: 2024-0141639 10/30/2024 14:00:40 UTC 4 of 14 species list report for your records. If any of the above activities are proposed, and the northern long-eared bat appears on the user’s species list, the federal project user will be directed to either the range-wide northern long-eared bat D-key or the Federal Highways Administration, Federal Railways Administration, and Federal Transit Administration Indiana bat/ Northern long-eared bat D-key, depending on the type of project and federal agency involvement. Similar to the Minnesota-Wisconsin D-key, these d-keys helps to determine if prohibited take might occur and, if not, will generate an automated verification letter. Additional information about available tools can be found on the Service’s northern long-eared bat website. Whooping Crane Whooping crane is designated as a non-essential experimental population in Wisconsin and consultation under Section 7(a)(2) of the Endangered Species Act is only required if project activities will occur within a National Wildlife Refuge or National Park. If project activities are proposed on lands outside of a National Wildlife Refuge or National Park, then you are not required to consult. For additional information on this designation and consultation requirements, please review “Establishment of a Nonessential Experimental Population of Whooping Cranes in the Eastern United States.” Other Trust Resources and Activities Bald and Golden Eagles - Although the bald eagle has been removed from the endangered species list, this species and the golden eagle are protected by the Bald and Golden Eagle Act and the Migratory Bird Treaty Act. It is the responsibility of the project proponent to survey the area for any migratory bird nests. If there is an eagle nest on-site while work is on-going, eagles may be disturbed. We recommend avoiding and minimizing disturbance to eagles whenever practicable. If you cannot avoid eagle disturbance, you may seek a permit. A nest take permit is always required for removal, relocation, or obstruction of an eagle nest. For communication and wind energy projects, please refer to additional guidelines below. Migratory Birds - The Migratory Bird Treaty Act (MBTA) prohibits the taking, killing, possession, transportation, and importation of migratory birds, their eggs, parts, and nests, except when specifically authorized by the Service. The Service has the responsibility under the MBTA to proactively prevent the mortality of migratory birds whenever possible and we encourage implementation of recommendations that minimize potential impacts to migratory birds. Such measures include clearing forested habitat outside the nesting season (generally March 1 to August 31) or conducting nest surveys prior to clearing to avoid injury to eggs or nestlings. Communication Towers - Construction of new communications towers (including radio, television, cellular, and microwave) creates a potentially significant impact on migratory birds, especially some 350 species of night-migrating birds. However, the Service has developed voluntary guidelines for minimizing impacts. Transmission Lines - Migratory birds, especially large species with long wingspans, heavy bodies, and poor maneuverability can also collide with power lines. In addition, mortality can occur when birds, particularly hawks, eagles, kites, falcons, and owls, attempt to perch on uninsulated or unguarded power poles. To minimize these risks, please refer to guidelines developed by the Avian Power Line Interaction Committee and the Service. Implementation of these measures is especially important along sections of lines adjacent to wetlands or other areas that support large numbers of raptors and migratory birds. Project code: 2024-0141639 10/30/2024 14:00:40 UTC 5 of 14 ▪ ▪ ▪ ▪ ▪ Wind Energy - To minimize impacts to migratory birds and bats, wind energy projects should follow the Service’s Wind Energy Guidelines. In addition, please refer to the Service's Eagle Conservation Plan Guidance, which provides guidance for conserving bald and golden eagles in the course of siting, constructing, and operating wind energy facilities. State Department of Natural Resources Coordination While it is not required for your Federal section 7 consultation, please note that additional state endangered or threatened species may also have the potential to be impacted. Please contact the Minnesota or Wisconsin Department of Natural Resources for information on state listed species that may be present in your proposed project area. Minnesota Minnesota Department of Natural Resources - Endangered Resources Review Homepage Email: Review.NHIS@state.mn.us Wisconsin Wisconsin Department of Natural Resources - Endangered Resources Review Homepage Email: DNRERReview@wi.gov We appreciate your concern for threatened and endangered species. Please feel free to contact our office with questions or for additional information. Attachment(s): Official Species List USFWS National Wildlife Refuges and Fish Hatcheries Bald & Golden Eagles Migratory Birds Wetlands OFFICIAL SPECIES LIST This list is provided pursuant to Section 7 of the Endangered Species Act, and fulfills the requirement for Federal agencies to "request of the Secretary of the Interior information whether any species which is listed or proposed to be listed may be present in the area of a proposed action". This species list is provided by: Minnesota-Wisconsin Ecological Services Field Office 3815 American Blvd East Bloomington, MN 55425-1659 (952) 858-0793 Project code: 2024-0141639 10/30/2024 14:00:40 UTC 6 of 14 PROJECT SUMMARY Project Code:2024-0141639 Project Name:City of Corcoran City Park Remaster Project Type:Mixed-Use Construction Project Description:The Project entails construction of several improvements to the Corcoran Community Park. These improvements include five new soccer fields, six new pickle ball courts, replacement of two tennis courts, playground replacements, and the addition of a splash pad. A new multi-purpose, approximately 7,500-square-foot building is also proposed, along with a new, larger paved parking lot, the removal of a paved path between existing ball fields, the addition of a regional trail, removal of a storage area south of the three existing ball fields, and the addition of turn lanes at the south park entrance along County Road 50. A connection from City amenities onsite will be made to the City’s sewer and water. Besides funding from HUD, other funding sources for this Project include donations from the Northwest Area Jaycees, the Hanover Athletic Association, and Three Rivers organizations. Construction is anticipated to begin in Spring 2025. Project Location: The approximate location of the project can be viewed in Google Maps: https:// www.google.com/maps/@45.09847285,-93.55594771618797,14z Counties:Hennepin County, Minnesota Project code: 2024-0141639 10/30/2024 14:00:40 UTC 7 of 14 1. ENDANGERED SPECIES ACT SPECIES There is a total of 4 threatened, endangered, or candidate species on this species list. Species on this list should be considered in an effects analysis for your project and could include species that exist in another geographic area. For example, certain fish may appear on the species list because a project could affect downstream species. IPaC does not display listed species or critical habitats under the sole jurisdiction of NOAA Fisheries , as USFWS does not have the authority to speak on behalf of NOAA and the Department of Commerce. See the "Critical habitats" section below for those critical habitats that lie wholly or partially within your project area under this office's jurisdiction. Please contact the designated FWS office if you have questions. NOAA Fisheries, also known as the National Marine Fisheries Service (NMFS), is an office of the National Oceanic and Atmospheric Administration within the Department of Commerce. 1 Project code: 2024-0141639 10/30/2024 14:00:40 UTC 8 of 14 BIRDS NAME STATUS Whooping Crane Grus americana Population: U.S.A. (AL, AR, CO, FL, GA, ID, IL, IN, IA, KY, LA, MI, MN, MS, MO, NC, NM, OH, SC, TN, UT, VA, WI, WV, western half of WY) No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/758 Experimental Population, Non- Essential CLAMS NAME STATUS Salamander Mussel Simpsonaias ambigua There is proposed critical habitat for this species. Your location does not overlap the critical habitat. Species profile: https://ecos.fws.gov/ecp/species/6208 Proposed Endangered INSECTS NAME STATUS Monarch Butterfly Danaus plexippus No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/9743 Candidate Western Regal Fritillary Argynnis idalia occidentalis No critical habitat has been designated for this species. Species profile: https://ecos.fws.gov/ecp/species/12017 Proposed Threatened CRITICAL HABITATS THERE ARE NO CRITICAL HABITATS WITHIN YOUR PROJECT AREA UNDER THIS OFFICE'S JURISDICTION. YOU ARE STILL REQUIRED TO DETERMINE IF YOUR PROJECT(S) MAY HAVE EFFECTS ON ALL ABOVE LISTED SPECIES. USFWS NATIONAL WILDLIFE REFUGE LANDS AND FISH HATCHERIES Any activity proposed on lands managed by the National Wildlife Refuge system must undergo a 'Compatibility Determination' conducted by the Refuge. Please contact the individual Refuges to discuss any questions or concerns. THERE ARE NO REFUGE LANDS OR FISH HATCHERIES WITHIN YOUR PROJECT AREA. Project code: 2024-0141639 10/30/2024 14:00:40 UTC 9 of 14 1. 2. 3. BALD & GOLDEN EAGLES Bald and golden eagles are protected under the Bald and Golden Eagle Protection Act and the Migratory Bird Treaty Act . Any person or organization who plans or conducts activities that may result in impacts to bald or golden eagles, or their habitats , should follow appropriate regulations and consider implementing appropriate conservation measures, as described in the links below. Specifically, please review the "Supplemental Information on Migratory Birds and Eagles". The Bald and Golden Eagle Protection Act of 1940. The Migratory Birds Treaty Act of 1918. 50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a) There are likely bald eagles present in your project area. For additional information on bald eagles, refer to Bald Eagle Nesting and Sensitivity to Human Activity For guidance on when to schedule activities or implement avoidance and minimization measures to reduce impacts to migratory birds on your list, see the PROBABILITY OF PRESENCE SUMMARY below to see when these birds are most likely to be present and breeding in your project area. NAME BREEDING SEASON Bald Eagle Haliaeetus leucocephalus This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1626 Breeds Dec 1 to Aug 31 PROBABILITY OF PRESENCE SUMMARY The graphs below provide our best understanding of when birds of concern are most likely to be present in your project area. This information can be used to tailor and schedule your project activities to avoid or minimize impacts to birds. Please make sure you read "Supplemental Information on Migratory Birds and Eagles", specifically the FAQ section titled "Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to interpret this report. Probability of Presence () Green bars; the bird's relative probability of presence in the 10km grid cell(s) your project overlaps during that week of the year. Breeding Season () Yellow bars; liberal estimate of the timeframe inside which the bird breeds across its entire range. 1 2 3 Project code: 2024-0141639 10/30/2024 14:00:40 UTC 10 of 14 ▪ ▪ ▪ ▪ 1. 2. 3. no data survey effort breeding season probability of presence Survey Effort () Vertical black lines; the number of surveys performed for that species in the 10km grid cell(s) your project area overlaps. No Data () A week is marked as having no data if there were no survey events for that week. SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Bald Eagle Non-BCC Vulnerable Additional information can be found using the following links: Eagle Management https://www.fws.gov/program/eagle-management Measures for avoiding and minimizing impacts to birds https://www.fws.gov/library/ collections/avoiding-and-minimizing-incidental-take-migratory-birds Nationwide conservation measures for birds https://www.fws.gov/sites/default/files/ documents/nationwide-standard-conservation-measures.pdf Supplemental Information for Migratory Birds and Eagles in IPaC https://www.fws.gov/ media/supplemental-information-migratory-birds-and-bald-and-golden-eagles-may-occur- project-action MIGRATORY BIRDS Certain birds are protected under the Migratory Bird Treaty Act and the Bald and Golden Eagle Protection Act . Any person or organization who plans or conducts activities that may result in impacts to migratory birds, eagles, and their habitats should follow appropriate regulations and consider implementing appropriate conservation measures, as described in the links below. Specifically, please review the "Supplemental Information on Migratory Birds and Eagles". The Migratory Birds Treaty Act of 1918. The Bald and Golden Eagle Protection Act of 1940. 50 C.F.R. Sec. 10.12 and 16 U.S.C. Sec. 668(a) 1 2 3 Project code: 2024-0141639 10/30/2024 14:00:40 UTC 11 of 14 For guidance on when to schedule activities or implement avoidance and minimization measures to reduce impacts to migratory birds on your list, see the PROBABILITY OF PRESENCE SUMMARY below to see when these birds are most likely to be present and breeding in your project area. NAME BREEDING SEASON Bald Eagle Haliaeetus leucocephalus This is not a Bird of Conservation Concern (BCC) in this area, but warrants attention because of the Eagle Act or for potential susceptibilities in offshore areas from certain types of development or activities. https://ecos.fws.gov/ecp/species/1626 Breeds Dec 1 to Aug 31 Bobolink Dolichonyx oryzivorus This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9454 Breeds May 20 to Jul 31 Chimney Swift Chaetura pelagica This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9406 Breeds Mar 15 to Aug 25 Lesser Yellowlegs Tringa flavipes This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9679 Breeds elsewhere Pectoral Sandpiper Calidris melanotos This is a Bird of Conservation Concern (BCC) throughout its range in the continental USA and Alaska. https://ecos.fws.gov/ecp/species/9561 Breeds elsewhere Rusty Blackbird Euphagus carolinus This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions (BCRs) in the continental USA https://ecos.fws.gov/ecp/species/9478 Breeds elsewhere Semipalmated Sandpiper Calidris pusilla This is a Bird of Conservation Concern (BCC) only in particular Bird Conservation Regions (BCRs) in the continental USA https://ecos.fws.gov/ecp/species/9603 Breeds elsewhere PROBABILITY OF PRESENCE SUMMARY The graphs below provide our best understanding of when birds of concern are most likely to be present in your project area. This information can be used to tailor and schedule your project activities to avoid or minimize impacts to birds. Please make sure you read "Supplemental Information on Migratory Birds and Eagles", specifically the FAQ section titled "Proper Interpretation and Use of Your Migratory Bird Report" before using or attempting to interpret this report. Project code: 2024-0141639 10/30/2024 14:00:40 UTC 12 of 14 ▪ ▪ no data survey effort breeding season probability of presence Probability of Presence () Green bars; the bird's relative probability of presence in the 10km grid cell(s) your project overlaps during that week of the year. Breeding Season () Yellow bars; liberal estimate of the timeframe inside which the bird breeds across its entire range. Survey Effort () Vertical black lines; the number of surveys performed for that species in the 10km grid cell(s) your project area overlaps. No Data () A week is marked as having no data if there were no survey events for that week. SPECIES JAN FEB MAR APR MAY JUN JUL AUG SEP OCT NOV DEC Bald Eagle Non-BCC Vulnerable Bobolink BCC Rangewide (CON) Chimney Swift BCC Rangewide (CON) Lesser Yellowlegs BCC Rangewide (CON) Pectoral Sandpiper BCC Rangewide (CON) Rusty Blackbird BCC - BCR Semipalmated Sandpiper BCC - BCR Additional information can be found using the following links: Eagle Management https://www.fws.gov/program/eagle-management Measures for avoiding and minimizing impacts to birds https://www.fws.gov/library/ collections/avoiding-and-minimizing-incidental-take-migratory-birds Project code: 2024-0141639 10/30/2024 14:00:40 UTC 13 of 14 ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ ▪ Nationwide conservation measures for birds https://www.fws.gov/sites/default/files/ documents/nationwide-standard-conservation-measures.pdf Supplemental Information for Migratory Birds and Eagles in IPaC https://www.fws.gov/ media/supplemental-information-migratory-birds-and-bald-and-golden-eagles-may-occur- project-action WETLANDS Impacts to NWI wetlands and other aquatic habitats may be subject to regulation under Section 404 of the Clean Water Act, or other State/Federal statutes. For more information please contact the Regulatory Program of the local U.S. Army Corps of Engineers District. Please note that the NWI data being shown may be out of date. We are currently working to update our NWI data set. We recommend you verify these results with a site visit to determine the actual extent of wetlands on site. FRESHWATER FORESTED/SHRUB WETLAND PFO1Ad FRESHWATER EMERGENT WETLAND PEM1Cd PEM1Ad RIVERINE R5UBFx R4SBC R5UBH FRESHWATER POND PABHx Project code: 2024-0141639 10/30/2024 14:00:40 UTC 14 of 14 IPAC USER CONTACT INFORMATION Agency:Corcoran city Name:Erin Sejkora Address:One Carlson Parkway, Suite 100 City:Plymouth State:MN Zip:55447 Email erin.sejkora@stantec.com Phone:7632526802 LEAD AGENCY CONTACT INFORMATION Lead Agency:Department of Housing and Urban Development U.S. Department of Agriculture FARMLAND CONVERSION IMPACT RATING PART I (To be completed by Federal Agency) Date Of Land Evaluation Request Name of Project Federal Agency Involved Proposed Land Use County and State PART II (To be completed by NRCS) Date Request Received By NRCS Person Completing Form: Does the site contain Prime, Unique, Statewide or Local Important Farmland? (If no, the FPPA does not apply - do not complete additional parts of this form) YES NO Acres Irrigated Average Farm Size Major Crop(s) Farmable Land In Govt. Jurisdiction Acres: % Amount of Farmland As Defined in FPPA Acres: % Name of Land Evaluation System Used Name of State or Local Site Assessment System Date Land Evaluation Returned by NRCS Alternative Site Rating PART III (To be completed by Federal Agency) Site A Site B Site C Site D A. Total Acres To Be Converted Directly B. Total Acres To Be Converted Indirectly C. Total Acres In Site PART IV (To be completed by NRCS) Land Evaluation Information A. Total Acres Prime And Unique Farmland B. Total Acres Statewide Important or Local Important Farmland C. Percentage Of Farmland in County Or Local Govt. Unit To Be Converted D. Percentage Of Farmland in Govt. Jurisdiction With Same Or Higher Relative Value PART V (To be completed by NRCS) Land Evaluation Criterion Relative Value of Farmland To Be Converted (Scale of 0 to 100 Points) PART VI (To be completed by Federal Agency) Site Assessment Criteria (Criteria are explained in 7 CFR 658.5 b. For Corridor project use form NRCS-CPA-106) Maximum Points Site A Site B Site C Site D 1. Area In Non-urban Use (15) 2. Perimeter In Non-urban Use (10) 3. Percent Of Site Being Farmed (20) 4. Protection Provided By State and Local Government (20) 5. Distance From Urban Built-up Area (15) 6. Distance To Urban Support Services (15) 7. Size Of Present Farm Unit Compared To Average (10) 8. Creation Of Non-farmable Farmland (10) 9. Availability Of Farm Support Services (5) 10. On-Farm Investments (20) 11. Effects Of Conversion On Farm Support Services (10) 12. Compatibility With Existing Agricultural Use (10) TOTAL SITE ASSESSMENT POINTS 160 PART VII (To be completed by Federal Agency) Relative Value Of Farmland (From Part V) 100 Total Site Assessment (From Part VI above or local site assessment) 160 TOTAL POINTS (Total of above 2 lines) 260 Site Selected: Date Of Selection Was A Local Site Assessment Used? YES NO Reason For Selection: Name of Federal agency representative completing this form: Date: (See Instructions on reverse side) Form AD-1006 (03-02) Anoka County Hennepin County Wright County Subject Property Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ \\ c d 1 0 0 1 - c 2 0 0 \ C T X - C I F S $ \ V D I \ R e d i r e c t \ l h e r s h l e y \ D o c u m e n t s \ A r c G I S \ P r o j e c t s \ M y P r o j e c t 1 0 \ M y P r o j e c t 1 0 . a p r x R e v i s e d : 2 0 2 4 - 0 8 - 2 8 B y : l h e r s h l e y Legend Subject Property Farmland Class All areas are prime farmland Farmland of statewide importance Prime farmland if drained Page 1 of 1 Notes 1. Coordinate System: NAD 1983 UTM Zone 15N 2. Data Sources: USGS 3. Background: USGS 7.5 Minute Quadrangle (At original document size of 8.5x11) 1:4,800 0 200 400 Feet Prepared by XXX on 2024-08-28 TR by XXX on 2020-XX-XX IR by XXX on 2020-XX-XX T11N, R12W, S05 Minneapolis, Hennepin Co., MN 22770xxxxClient Project Report Site Location Map 1 STEPS IN THE PROCESSING THE FARMLAND AND CONVERSION IMPACT RATING FORM Step 1 - Federal agencies (or Federally funded projects) involved in proposed projects that may convert farmland, as defined in the Farmland Protection Policy Act (FPPA) to nonagricultural uses, will initially complete Parts I and III of the form. For Corridor type projects, the Federal agency shall use form NRCS-CPA-106 in place of form AD-1006. The Land Evaluation and Site Assessment (LESA) process may also be accessed by visiting the FPPA website, http://fppa.nrcs.usda.gov/lesa/. Step 2 - Originator (Federal Agency) will send one original copy of the form together with appropriate scaled maps indicating location(s)of project site(s), to the Natural Resources Conservation Service (NRCS) local Field Office or USDA Service Center and retain a copy for their files. (NRCS has offices in most counties in the U.S. The USDA Office Information Locator may be found at http://offices.usda.gov/scripts/ndISAPI.dll/oip_public/USA_map, or the offices can usually be found in the Phone Book under U.S. Government, Department of Agriculture. A list of field offices is available from the NRCS State Conservationist and State Office in each State.) Step 3 - NRCS will, within 10 working days after receipt of the completed form, make a determination as to whether the site(s) of the proposed project contains prime, unique, statewide or local important farmland. (When a site visit or land evaluation system design is needed, NRCS will respond within 30 working days. Step 4 - For sites where farmland covered by the FPPA will be converted by the proposed project, NRCS will complete Parts II, IV and V of the form. Step 5 - NRCS will return the original copy of the form to the Federal agency involved in the project, and retain a file copy for NRCS records. Step 6 - The Federal agency involved in the proposed project will complete Parts VI and VII of the form and return the form with the final selected site to the servicing NRCS office. Step 7 - The Federal agency providing financial or technical assistance to the proposed project will make a determination as to whether the proposed conversion is consistent with the FPPA. INSTRUCTIONS FOR COMPLETING THE FARMLAND CONVERSION IMPACT RATING FORM (For Federal Agency) Part I: When completing the "County and State" questions, list all the local governments that are responsible for local land use controls where site(s) are to be evaluated. Part III: When completing item B (Total Acres To Be Converted Indirectly), include the following: 1. Acres not being directly converted but that would no longer be capable of being farmed after the conversion, because the conversion would restrict access to them or other major change in the ability to use the land for agriculture. 2. Acres planned to receive services from an infrastructure project as indicated in the project justification (e.g. highways, utilities planned build out capacity) that will cause a direct conversion. Part VI: Do not complete Part VI using the standard format if a State or Local site assessment is used. With local and NRCS assistance, use the local Land Evaluation and Site Assessment (LESA). 1. Assign the maximum points for each site assessment criterion as shown in § 658.5(b) of CFR. In cases of corridor-type project such as transportation, power line and flood control, criteria #5 and #6 will not apply and will, be weighted zero, however, criterion #8 will be weighed a maximum of 25 points and criterion #11 a maximum of 25 points. 2. Federal agencies may assign relative weights among the 12 site assessment criteria other than those shown on the FPPA rule after submitting individual agency FPPA policy for review and comment to NRCS. In all cases where other weights are assigned, relative adjustments must be made to maintain the maximum total points at 160. For project sites where the total points equal or exceed 160, consider alternative actions, as appropriate, that could reduce adverse impacts (e.g. Alternative Sites, Modifications or Mitigation). Part VII: In computing the "Total Site Assessment Points" where a State or local site assessment is used and the total maximum number of points is other than 160, convert the site assessment points to a base of 160. Example: if the Site Assessment maximum is 200 points, and the alternative Site "A" is rated 180 points: For assistance in completing this form or FPPA process, contact the local NRCS Field Office or USDA Service Center. NRCS employees, consult the FPPA Manual and/or policy for additional instructions to complete the AD-1006 form. Total points assigned Site A 180 Maximum points possible 200 =X 160 = 144 points for Site A Historic Architectural Survey Corcoran Park Remaster Project, Phase 1 Corcoran, Hennepin County, Minnesota 193807229 Document Information Project Name Historic Architectural Survey for the City of Corcoran Park Remaster Project, Phase 1, Corcoran, Hennepin County, Minnesota Lead Federal Agency U.S. Department of Housing and Urban Development Project Number 193807229 Project Manager Courtnay Bot, Senior Project Manager Date October 2024 Prepared and Submitted by Rowan Davidson, Ph.D., T’Keyah Adams, and Holly Higgins, MSHP Principal Investigator Rachel M. Kennedy, MHP rachel.kennedy@stantec.com Prepared for: Jessica Christensen Buck, Recreation Supervisor City of Corcoran 9100 County Road 19 Corcoran, MN 55340 (763) 400-7034 Prepared by: Stantec 1 Carlson Parkway N Plymouth, MN 55417 502-579-1814 Historic Architectural Survey Corcoran Park Remaster Project, Phase1 Corcoran, Hennepin County, Minnesota October 2024 Stantec i ACKNOWLEDGMENTS The Project is a federal undertaking which will utilize a U.S. Department of Housing and Urban Development (HUD), Economic Development Initiative Community Project Funding Grant and, thus, HUD is the lead federal agency. The historic architectural survey was requested to meet federal compliance requirements in accordance with Section 106 of the National Historic Preservation Act (NHPA), as amended (54 USC § 306108) and its implementing regulations (36 CFR § 800). Historic Architectural Survey Corcoran Park Remaster Project, Phase1 Corcoran, Hennepin County, Minnesota October 2024 Stantec ii ABSTRACT/MANAGEMENT SUMMARY Stantec Consulting Services, Inc. (Stantec) was contracted by the City of Corcoran, Minnesota to complete a reconnaissance level historic architectural survey for the proposed Corcoran Park Remaster Project, Phase 1, located at 20200 County Rd 50 in Corcoran (the Project). The proposed Project involves the proposed construction of improvements including formal parking, the addition of a new splash pad, playground, pickleball courts, and park pavilion for city use, the reconfiguration of soccer fields and tennis courts for an improved experience and enhancing the natural features in the park. In September and October 2024, Stantec’s architectural history staff, managed by Rachel M Kennedy, MHP, surveyed ten properties within the Area of Potential Effects (APE) for the Project. Stantec recommends that Field Sites 2, 3, 4, 5, 6, 8, 10, 11, and 12 are Not Eligible for listing in the National Register of Historic Places (NRHP). Field Site 1 is recommended as Undetermined for the NRHP, due to a lack of access and a potential for historic importance. The following report describes these findings. Historic Architectural Survey Corcoran Park Remaster Project, Phase1 Corcoran, Hennepin County, Minnesota October 2024 Stantec iii CERTIFICATION OF RESULTS I certify that this investigation was conducted and documented according to the Secretary of the Interior’s Standards and Guidelines and that the report is complete and accurate to the best of my knowledge. October 28, 2024 ___________________________________ ______________________ Signature of Principal Investigator Date Historic Architectural Survey Corcoran Park Remaster Project, Phase1 Corcoran, Hennepin County, Minnesota October 2024 Stantec iv Table of Contents ACKNOWLEDGMENTS ................................................................................................................................. i ABSTRACT/MANAGEMENT SUMMARY ..................................................................................................... ii CERTIFICATION OF RESULTS ................................................................................................................... iii INTRODUCTION ........................................................................................................................................... 1 Project Description .................................................................................................................................... 1 Compliance Requirements ........................................................................................................................ 5 Area of Potential Effects ............................................................................................................................ 5 METHODOLOGY .......................................................................................................................................... 7 Previous Investigations .............................................................................................................................. 7 Map and Literature Review........................................................................................................................ 9 Survey Methodology ................................................................................................................................ 10 Summary of Recommendations .............................................................................................................. 11 HISTORIC CONTEXT ................................................................................................................................. 13 Hennepin County, Minnesota....................................................................................................................... 13 City of Corcoran ........................................................................................................................................... 14 SITE DESCRIPTIONS AND RESULTS ...................................................................................................... 15 FIELD SURVEY SITES ................................................................................................................................... 15 Field Site 1 .................................................................................................................................................... 17 Field Site 2 .................................................................................................................................................... 20 Field Site 3 .................................................................................................................................................... 23 Field Site 4 .................................................................................................................................................... 25 Field Site 5 .................................................................................................................................................... 27 Field Site 6 .................................................................................................................................................... 29 Field Site 8 .................................................................................................................................................... 31 Field Site 10 .................................................................................................................................................. 33 Field Site 11 .................................................................................................................................................. 35 Field Site 12 .................................................................................................................................................. 37 SUMMARY AND RECOMMENDATIONS ................................................................................................... 40 SELECT REFERENCES ............................................................................................................................. 41 Historic Architectural Survey Corcoran Park Remaster Project, Phase1 Corcoran, Hennepin County, Minnesota October 2024 Stantec v FIGURES FIGURE 1. PROJECT LOCATION, CORCORAN, HENNEPIN COUNTY, MINNESOTA ............................................................................... 4 FIGURE 2. AREA OF POTENTIAL EFFECTS (APE). ....................................................................................................................... 6 FIGURE 3. PREVIOUSLY RECORDED PROPERTIES ........................................................................................................................ 8 FIGURE 4. FIELD SURVEY MAP. .......................................................................................................................................... 16 FIGURE 5. EFFECTS MAP, FIELD SITE 1 ................................................................................................................................. 19 TABLES TABLE 1. PREVIOUSLY RECORDED PROPERTIES, CORCORAN, HENNEPIN COUNTY, MINNESOTA. ......................................................... 7 TABLE 2. MAPS OF PROJECT AREA ......................................................................................................................................... 9 TABLE 3. INVENTORIED RESOURCES ..................................................................................................................................... 11 TABLE 4. NON-INVENTORIED PROPERTIES ............................................................................................................................. 12 PLATES PLATE 1. OVERVIEW OF PROJECT FOOTPRINT FROM LARKIN ROAD., LOOKING NORTH....................................................................... 1 PLATE 2. OVERVIEW OF PROJECT FOOTPRINT FROM LARKIN ROAD, LOOKING NORTHWEST. ............................................................... 2 PLATE 3. OVERVIEW OF PROJECT FOOTPRINT FROM COUNTY ROAD 50, LOOKING EAST. ................................................................... 2 PLATE 4. OVERVIEW OF PROJECT FOOTPRINT FROM COUNTY ROAD 10, LOOKING NORTHWEST. ......................................................... 3 PLATE 5. JOHN CORCORAN FARMSTEAD, LOOKING NORTH. ...................................................................................................... 17 PLATE 6. JOHN CORCORAN FARMSTEAD, GARAGE AND SHED, LOOKING NORTH. ............................................................................ 18 PLATE 7. 10-50 CLUB, LOOKING SOUTHWEST. ....................................................................................................................... 20 PLATE 8. 10-50 CLUB, REAR ATTACHED HOUSE, LOOKING NORTHEAST. ...................................................................................... 21 PLATE 9. RETAIL BUILDING, LOOKING SOUTHWEST. ................................................................................................................. 23 PLATE 10. RETAIL BUILDING, REAR, LOOKING NORTHEAST. ....................................................................................................... 24 PLATE 11. FRONT GABLE HOUSE, LOOKING SOUTHEAST. .......................................................................................................... 25 PLATE 12. MINIMAL TRADITIONAL HOUSE, LOOKING SOUTH. ................................................................................................... 27 PLATE 13. MINIMAL TRADITIONAL HOUSE, DETACHED GARAGE, LOOKING SOUTH. ........................................................................ 28 PLATE 14. JOHN FEHAN GARAGE, LOOKING SOUTH. ................................................................................................................ 29 PLATE 15. JOHN FEHAN OUTHOUSE, LOOKING SOUTHEAST....................................................................................................... 30 PLATE 16. RANCH HOUSE, LOOKING SOUTH. ......................................................................................................................... 31 PLATE 17. RANCH HOUSE, DETACHED GARAGE, LOOKING SOUTH. .............................................................................................. 32 PLATE 18. RANCH HOUSE, LOOKING NORTH. ......................................................................................................................... 33 PLATE 19. RANCH HOUSE, DETACHED GARAGE, LOOKING NORTH. .............................................................................................. 34 PLATE 20. RANCH HOUSE, LOOKING SOUTHWEST. .................................................................................................................. 35 PLATE 21. CORCORAN COMMUNITY PARK, OVERVIEW, LOOKING SOUTH. .................................................................................... 37 PLATE 22. CORCORAN COMMUNITY PARK, PICNIC SHELTER AND PLAYGROUND, LOOKING NORTH. .................................................... 38 PLATE 23. CORCORAN COMMUNITY PARK, HOCKEY RINKS, LOOKING NORTHWEST. ....................................................................... 38 PLATE 24. CORCORAN COMMUNITY PARK, WARMING HOUSE, LOOKING NORTHWEST.................................................................... 39 Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 1 1 INTRODUCTION PROJECT DESCRIPTION The Project entails construction of several improvements to the Corcoran Community Park (Figure 1; Plate 1- Plate 4). These improvements may include five new soccer fields, six new pickleball courts, two new tennis courts, a new playground, splash pad, and 7,500 square feet multipurpose building with bathrooms, kitchen, gathering area, and pavilion, and a larger paved parking lot. Two existing tennis courts, the existing playground, a storage area south of the existing ball fields, and a paved path between the existing ball fields will be removed. A regional trail connection to the Diamond Lake Regional Trail and the addition of turn lanes at the south park entrance along County Road 50 will also be completed. Connection to City sewer and water would occur for new facilities requiring connection (e.g., splash pad, multi-purpose building). The listed improvements may be implemented in phases as funding is available. In addition to U.S. Department of Housing and Urban Development (HUD) funding, additional funding sources for this project include donations from the Northwest Area Jaycees, the Hanover Athletic Association, and Three Rivers Park District organizations. Construction of the project is anticipated to begin in Spring 2025. Plate 1. Overview of project footprint from Larkin Road., looking north. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 2 Plate 2. Overview of project footprint from Larkin Road, looking northwest. Plate 3. Overview of project footprint from County Road 50, looking east. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 3 Plate 4. Overview of project footprint from County Road 10, looking northwest. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 4 Figure 1. Project Location, Corcoran, Hennepin County, Minnesota Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 5 COMPLIANCE REQUIREMENTS The Project is a federal undertaking that will utilize a HUD Economic Development Initiative Community Project Funding Grant and thus, HUD will be the lead federal agency. The historic architectural survey was requested to meet federal compliance requirements in accordance with Section 106 of the National Historic Preservation Act (NHPA), as amended (54 USC § 306108) and its implementing regulations (36 CFR § 800). Section 106 requires that federal agencies identify cultural resources 50 years of age or older within the Area of Potential Effects (APE) of their federal undertakings. Additionally, Section 106 requires federal agencies to assess and resolve through consultation any direct and/or indirect adverse effects of their undertakings on historic properties listed in or eligible for listing in the National Register of Historic Places (NRHP) prior to the issuance of a federal permit or license or the expenditure of any federal funds for construction. AREA OF POTENTIAL EFFECTS Per 36 CFR § 800.4, the APE is defined as the limits of disturbance for the Project (Project Area) and adjacent parcels within the viewshed of the Project Area. The APE is approximately 45 acres and is bounded by agricultural land to the north; County Road 10 to the east; County Road 50 to the south; and a residential subdivision to the west. See Figure 2 for a graphic representation of the APE. The APE consists of the Corcoran Community Park Project Phase I project area, and adjacent parcels within its viewshed. The park and adjacent parcels are level and comprise a mix of playing fields and park amenities with areas of grassland and woods. Along both County Road 10 and County Road 50 are an assortment of houses, farmland, and commercial properties set back from the street in a suburban and rural setting. Most of the area was formerly farmland that was developed from the mid-twentieth century to the present. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 6 Figure 2. Area of Potential Effects (APE). Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 7 2 METHODOLOGY The investigation was completed using guidelines set forth in the Secretary of the Interior Standards and the Minnesota Historic Preservation Office’s (MN-SHPO) Historic and Architectural Survey Manual. The Principal Investigator (PI), Rachel M. Kennedy, exceeds the requirements for professional architectural historian as detailed in the Secretary of the Interior (SOI) Standards. This investigation includes a records check, review of maps and literature, and survey. PREVIOUS INVESTIGATIONS Stantec completed a records search of the APE plus a one-mile buffer in September 2024 using the Minnesota Statewide Historic Inventory Portal (MnSHIP) to identify previously recorded properties. This search identified two previously recorded properties, both outside the APE to the east along County Road 10. One of the previously recorded properties has been demolished (HE-COC-00025). The other is St. Thomas Catholic Church (HE-COC-00026). Neither property was included as a field site in this report because neither are located within the APE. See Table 1 and Figure 3 for a list and geographic representation of the previously recorded properties within or adjacent to the APE. Table 1. Previously Recorded Properties, Corcoran, Hennepin County, Minnesota. Inventory No. Name/Resource Address Construction Date NRHP Status HE-COC-00026 St. Thomas Catholic Church 20000 Co. Rd. 10 1896 Unevaluated HE-COC-00025 Store NW corner Co. Rd. 10 & Co. Rd. 50 ca. 1900 N/A (Demolished) Stantec did not identify any historic architectural survey reports that address the community of Corcoran in this area nor the resources within the APE. Additionally, no NRHP listed properties or National Historic Landmarks (NHLs) are located within the project area or APE. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 8 Figure 3. Previously Recorded Properties Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 9 MAP AND LITERATURE REVIEW Stantec reviewed primary and secondary materials online at the websites of various institutions, including the University of Minnesota 1 and The Minnesota Historical Society.2 Stantec also conducted research online using the websites of the US Geological Service’s (USGS) Map Store and Historic Map Works.3 Maps reviewed are listed in Table 2. Table 2. Maps of Project Area Date Title Author 1873 Map of Hennepin County, Minnesota George B. Wright & G.J. Wright Publishers 1898 Plat Book of Hennepin County Northwestern Map Publishing Co. 1909 Topographic Map for Rockford, MN USGS 1914 Atlas and Farmers Directory of Anoka and Hennepin County Webb Publishing Co. 1925 Minnesota State Atlas W.W. Hixson & Co. 1953 Topographic Map for Stillwater, MN USGS 1954 Atlas of the State of Minnesota Thomas O. Nelson Co. 1958 Topographic Map for Rockford, MN USGS 1965 Topographic Map for Stillwater, MN USGS 1981 Topographic Map for Hamel, MN USGS 1991 Topographic Map for Anoka, MN USGS 2013 Topographic Map for Hamel, MN USGS 2022 Topographic Map for Hamel, MN USGS 1 Accessed online September 2024 at: https://conservancy.umn.edu/handle/11299/56238 and https://apps.lib.umn.edu/mhapo/ 2 Accessed online September 2024 at: https://libguides.mnhs.org/maps/atlas. 3 Accessed online September 2024 at: https://historicmapworks.com. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 10 SURVEY METHODOLOGY In September and October 2024, Stantec’s architectural history team, managed by Rachel M. Kennedy, MHP, conducted a historic architectural survey using methods consistent with both the NPS guidelines and the MN-SHPO and Heritage Preservation Department (HPD) Historic and Architectural Survey Manual. Stantec surveyed the APE for properties that met the fifty-year age consideration for the NRHP with the addition of a five-year buffer to account for potential project delays (i.e., built before circa 1979). Each potential historic property was photographed and a preliminary assessment of integrity and NRHP eligibility was conducted. Most of the field survey was conducted from the public rights-of-way (ROW). General landscape photographs were also taken. The project area was also surveyed for potential historic districts. There were no access limitations in the project area. Standing resources are considered eligible for the NRHP if they possess integrity of location, design, setting, materials, workmanship, feeling, and association, and meet Criteria A, B, or C on the local, state, or national level. Criterion A: associated with events that have made a significant contribution to the broad patterns of our history; Criterion B: associated with the lives of persons significant in our past; Criterion C: embodies distinctive characteristics of a type, period, or method of construction, or that represent the work of a master, or that possess high artistic values, or that represent a significant and distinguishable entity whose components may lack individual distinction. MN-SHPO inventory forms, photographs, and mapping were prepared using guidance found in MN- SHPO’s Historic and Architectural Survey Manual (8/2017).4 As well, this study followed applicable National Park Service Guidelines for survey and NRP eligibility, including NRHP Bulletin 24, “Guidelines for Local Surveys: A Basis For Preservation Planning,” NRHP Bulletin 15, “How to Apply the National Register Criteria for Evaluation,” and NRHP Bulletin 16A, “How to Complete the National Register Registration Form.” 4 Historic and Architectural Survey Manual, Minnesota Historical Society – Heritage Preservation Department, St. Paul, Minnesota, 2017. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 11 SUMMARY OF RECOMMENDATIONS Stantec performed a field survey on ten field sites 45 years of age or older for NRHP consideration (Table 3). Descriptions and images of these resources can be found below in the SITE DESCRIPTIONS AND RESULTS section of this report. Stantec also examined two field sites that were not of sufficient age for NRHP consideration and/or under the Guidance for Criterion Consideration G (Table 4). Table 3. Inventoried Resources Field Site No. Inventory No. Historic/Common Name Address Approx. Date of Construction NRHP Recommendation Effects Assessment 1 HE-COC- 00085 John Corcoran Farmstead 20130 Larkin Road c. 1922 Undetermined N/A 2 HE-COC- 00086 10-50 Club 20115 Co. Rd. No. 10 c.1925/1960 Not Eligible N/A 3 HE-COC- 00087 Retail Building 20121 Co. Rd. No. 10 c.1930 Not Eligible N/A 4 HE-COC- 00088 Front Gable House 20137 Co. Rd. No. 50 c.1950 Not Eligible N/A 5 HE-COC- 00089 Minimal Traditional House 20201 Co. Rd. No. 50 c.1950 Not Eligible N/A 6 HE-COC- 00090 John Fehan Garage 20209 Co. Rd. No. 50 c.1940 Not Eligible N/A 8 HE-COC- 00092 Ranch House 20239 Co. Rd. No. 50 c.1953 Not Eligible N/A 10 HE-COC- 00093 Ranch House 20420 Co. Rd. No. 50 c.1966 Not Eligible N/A 11 HE-COC- 00094 Ranch House 20301 Co. Rd. No. 10 c.1972 Not Eligible N/A 12 HE-COC- 00091 Corcoran Community Park 20175 Co. Rd. No. 50 1975 / 1990 Not Eligible N/A Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 12 Table 4. Non-Inventoried Properties Field Site No. Inventory No. Historic/Common Name Address Date of Constru ction Not Inventoried Explanation Resource Image 7 N/A House 20225 Co. Rd. No. 50 1983 This resource is not 45 years of age or older 9 N/A House 20405 Co. Rd. No. 50 1983 This resource is not 45 years of age or older Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 13 3 HISTORIC CONTEXT Hennepin County, Minnesota Hennepin County, located in the southeast portion of Minnesota. The county is comprised of 607 square miles and is home to Minneapolis and its suburbs, the largest city in the state. The county is bordered by the Mississippi River to the north and east, the Minnesota River to the south, and numerous lakes leading up to prairie in the west. The area has been home to native settlement for at least 6,000 years and by the time French explorers and fur traders ventured into the region in the seventeenth and eighteenth centuries, it was primarily home to the Dakota and neighboring Ojibwe tribes. The county’s namesake, Father Louis Hennepin, visited the region in 1680 along with other French explorers and fur traders.5 Following the Louisiana Purchase in 1803, the United States government purchased land along the west bank of the Mississippi River from the Dakota Tribe for the purpose of building a trading post and fort along the river. The first European settlement was at Fort Snelling, at the confluence of the Mississippi and Minnesota Rivers, established in 1820. Settlers began building houses and mills at St. Anthony Falls on the west bank of the Mississippi and on the numerous large lakes to the west in the 1830s.6 Minnesota Territory was created in 1849 and three years later Hennepin County was formally established. Minneapolis, a settlement of a few hundred people, was made the county seat. The first European settlers in the area were from New England and New York. Beginning in the 1850s and continuing into the early twentieth century, waves of immigrants from Norway, Sweden, Germany, and Ireland also settled in the area. By the 1860s, more than a dozen mills lined the falls on the Mississippi River generating power for grist and sawmills to fulfill the demand for lumber and agricultural goods in the growing region. The introduction of the railroad and industrial-scale manufacturing in the 1880s led Hennepin County, and particularly the City of Minneapolis, to become the flour milling capital of the world and one of the nation’s largest lumber producers. The population of the county exceeded 200,000 by the turn of the century; however, much of the county remained distinctly rural with approximately 72 percent of the county’s land devoted to farmland.7 In the early twentieth century, Minneapolis had become a major regional city and dominated the economy and politics of broader Hennepin County. The largest county by population in the State of Minnesota, Hennepin County continued to grow rapidly through the 1940s. In the post-war years, the intense agricultural nature of Hennepin County outside of Minneapolis began to decline as suburban development increased.8 This suburban growth became the driving force behind the county’s history in the mid- twentieth century, as the population of Minneapolis reached its peak of 521,718 people in 1950 and has 5 Parsons, E. Dudley. The Story of Minnesota (New York: American Book Company, 1916). 6 “Overview of Hennepin County,” Hennepin County website, Accessed September 2024 online at: www.hennepin.us/your- government/overview/overview-of-hennepin-county. 7 Ibid. 8 Ibid. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 14 since steadily declined. The lack of available lots within the city limits exacerbated by the development of Village and City governments in the county outside of Minneapolis, combined with the increasing dependence on the automobile, was among the factors that led to the growth of the suburbs. Highways were constructed throughout the county, and the economy became more diversified, turning away from milling industries. By 1970, the number of people in Hennepin County living outside of Minneapolis outnumbered those living within the city limits for the first time in more than a century. In response, the county government centralized in Minneapolis and took on a more active role regionally. The population of the county reached 1,260,121 people in the 2020 census.9 City of Corcoran The City of Corcoran is in the northwest corner of Hennepin County, Minnesota, and covers approximately 36 square miles. The region was occupied by the Lakota people in the early nineteenth century and for several centuries before that. In 1851, the Lakota/Dakota signed treaties ceding most southern and western Minnesota to the United States, formally opening western Hennepin County to settlement by European farmers. The first European settlers made claims in the area in 1855, and the township of Corcoran was organized in 1858, taking its name from the first postmaster of the town, the Irish immigrant Patrick Butterfield Corcoran. Most of the initial settlers were from the Northeast United States and also included French and Irish immigrants. The community remained small in the nineteenth century, primarily occupied by large and successful farms typical of Hennepin County during the period. The population reached 1,338 by the turn of the twentieth century.10 Corcoran was incorporated as a city in 1948. The city began to grow rapidly in the post-World War II period. During this time, an influx of residents entered rural Hennepin County as the City of Minneapolis grew only twenty miles away. Corcoran had 1,135 people in 1950, which rose to 4,252 by 1980. The city is transected by six county roads that have been improved and increasingly utilized over the last four decades, altering the community from a rural to suburban setting near the twin cities of Minneapolis and St. Paul. The city remains mostly suburban with a considerable number of single-family homes and industrial and commercial properties along major roads. Corcoran had 6,185 inhabitants in the 2020 census.11 9 New History. Historic Context and History-Architecture Survey. Minneapolis in the Modern Era: 1930-1975 (June 2020). 10 “The History and Founding of Corcoran,” City of Corcoran website accessed September 2024 online at: https://www.ci.corcoran.mn.us/our_community/history; Neill, Rev. Edward D. History of Hennepin County, and the City of Minneapolis. Minneapolis: North Star Publishing, 1881. 11 “The History and Founding of Corcoran,” City of Corcoran website accessed September 2024 online at: https://www.ci.corcoran.mn.us/our_community/history. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 15 4 SITE DESCRIPTIONS AND RESULTS FIELD SURVEY SITES Field sites range in period of construction from the early to mid-twentieth century, as far as can be determined from exterior survey. All properties that appeared to have been built prior to 1979 were examined for this survey (see Figure 4). Ten field survey sites are described in this section of the report. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 16 Figure 4. Field Survey Map. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 17 Field Site 1 John Corcoran Farmstead HE-COC-00085 Circa 1922 20130 Larkin Road Corcoran, MN 55340 45.091082, -93.550142 Plate 5. John Corcoran Farmstead, looking north. Description: The 68.7-acre property is a level, cultivated field lined with trees and vegetation with a creek running along its eastern boundary. In the center of the property is a grouping of agricultural buildings including a barn, two silos, a garage, a pole barn, two sheds, and a farmhouse with a long gravel driveway. The buildings are oriented northeast-southwest at an angle. The farmhouse is completely obscured from view by vegetation and could not be assessed from the right-of-way. From aerial images it appears to be a front-gable, two-story house with a central chimney and several one-story additions including a porch. The barn has an arched roof with metal sheathing. It also has corrugated metal panel siding and a concrete block foundation. There are two concrete stave silos adjacent to the barn, one larger than the other, and a small wood shingle shed with an asphalt shingle gambrel roof to the north. Behind the barn to the northwest is a long, one-story metal pole barn and adjacent to it is a two-car garage with a metal, front- gable roof and vinyl siding. Most of the extant resources that remain on the farmstead, including the house, which was completed circa 1922, were constructed in the 1920s or more recently. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 18 The Corcoran family followed Patrick Butterfield Corcoran, the namesake of the town, to settle in Corcoran Township in 1857. Patrick’s brother William, and wife Catherine, established a farm along the creek south of his brother’s plot. A rural schoolhouse (no longer extant) was established the same year and operated until the mid-twentieth century. William and Catherine’s son, John Corcoran inherited their farm. John Corcoran was born in 1860, never married, or had children, and died in 1935. He farmed 116 acres and operated a general store near the intersection of County Road 10 and County Road 50. The store is possibly the non-extant MnSHIP record HE-COC-00025 mentioned in the Methodology section of this report. Plate 6. John Corcoran Farmstead, garage and shed, looking north. NRHP Eligibility: Undetermined/Treated as Eligible Stantec recommends this property remain Undetermined for the NRHP. Access to the property was limited for inspection or field photography due to vegetation and setback from the right-of-way. Given the potential historic importance for its association with the Corcoran Family, the founders of the town, and a lack of access to the farmstead, Stantec recommends this property retain an Undetermined status. Future historic architectural work should attempt to determine if there are extant properties associated with the family and provide recommendations for their significance and potential preservation. Effects Assessment: No Effects This property will experience No Effects from the proposed Project. It is located approximately .33 miles from the southeast corner of the park’s Phase 1 boundaries and is obscured from view of the Project by extant buildings and dense vegetation. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 19 Figure 5. Effects Map, Field Site 1 Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 20 Field Site 2 10-50 Club HE-COC-00086 Circa 1925/1960 20115 Co. Rd. No. 10 Corcoran, MN 55340 45.095152, -93.548641 Plate 7. 10-50 Club, looking southwest. Description: The .27-acre site sits at the intersection of County Road 10 and County Road 50 at an acute angle. There are two distinct portions of the building including a rear house and a front tavern. The two-story house has a pyramidal roof with asphalt shingles and a central internal brick chimney with shallow eaves. The exterior is stuccoed with minimal decorative features and the foundation is not visible. The rear elevation of the house, constructed before the attached tavern and facing southwest, appears to have originally been the rear of the building. There is a sliding vinyl door at the first floor with a wood deck and stairs on the southeast side. Paired wood sash 1/1 windows with wood trim are located on the northwest side. The second floor of this elevation has two windows directly beneath the eaves and equally spaced and aligned with the fenestration below. These windows are both small, wood sash 1/1 windows with wood trim. The southeast elevation has a one-story addition that may have been an enclosed porch with a hip roof. The façade is presently covered by the tavern addition on the northeast elevation that envelops the house on the east and south elevations completely. The front tavern addition is one story with an l- Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 21 shaped plan and a gabled asphalt shingle roof. The exterior is stucco with a concrete foundation. The main elevation faces the road to the northeast and has a front-gable section with the main entry at the southern end. The main entry has a wood front-gable vestibule with an octagonal fixed window and a pair of electric signs overhead. The north side of the main elevation has a brick veneer low wall below the windowsills. Above the low wall are two sliding horizontal metal windows with fixed shutters and a secondary metal door. The building is situated on land previously owned by Patrick H. Corcoran, the son of Patrick Butterfield Corcoran; the latter of whom is the founder and namesake of Corcoran Township. Patrick H. Corcoran owned a 160-acre farm here in the early twentieth century. He sold lots along the major roads for commercial development creating a settlement called “Corcoran” with a Catholic church, general store, and other businesses while his farmhouse was located on the east side of the road per historic plat maps. Patrick was born in 1866, never married, or had children, and died in 1941. The house was constructed in the late 1920s; its original owner is not known at this time and is unlikely to have been Patrick H. Corcoran’s home as he lived across the street. In 1960, Mike “Irving” Thomas, a resident of Corcoran, constructed a tavern attached to the house named the 10-50 Club after the intersection of County Roads 10 and 50 where the building sits. The bar was in operation until it closed in 2006. Plate 8. 10-50 Club, rear attached house, looking northeast. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a mid-twentieth century house or tavern in Hennepin County. It does not display the distinctive characteristics of a type of building design that is rare or innovative in the region or state, nor is it an example of an important Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 22 common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person, as far as can be determined; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, as far as can be determined, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 23 Field Site 3 Commercial Building HE-COC-00087 Circa 1930 20121 Co. Rd. No. 10 Corcoran, MN 55340 45.095285, -93.548837 Plate 9. Retail Building, looking southwest. Description: The .25-acre site sits adjacent to the 10-50 Club and is immediately adjacent to the road. The one-story building has a gable metal panel roof, an interior brick chimney, and a concrete block exterior. The main elevation, facing northeast, has stepped parapet wall on its the south end and a simple parapet wall at the north end with minimal decoration. There is a recessed main entry at the south end of the elevation with a metal casement door and two fixed metal, plate glass windows. Above these is a now-empty location for former signage and a metal pole extending from the wall. To the north is an enclosed doorway and another fixed metal window. The rear is utilitarian with metal siding in the gable end and concrete block below with a sliding metal door and a pair of enclosed windows. Like the adjacent 10-50 Club (Field Site 2), this retail building was constructed on land previously owned and developed by Patrick H. Corcoran. There were several similar commercial buildings at the intersection of County Road 10 and County Road 50 during the mid-twentieth century when this building was likely constructed. Although its original use is unknown at this time, the building was occupied by the local Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 24 Corcoran Lion’s Club from the 1960s to the 1990s. Most recently, it was occupied by the Corcoran Locker Meats business until 2022. Plate 10. Retail Building, rear, looking northeast. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a mid-twentieth century commercial building in Hennepin County. It does not display the distinctive characteristics of a type of building design that is rare or innovative in the region or state, nor is it an example of an important common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 25 Field Site 4 Front Gable House HE-COC-00088 Circa 1950 20137 Co. Rd. No. 50 Corcoran, MN 55340 45.094671, -93.549020 Plate 11. Front Gable House, looking southeast. Description: The .9-acre site sits south of the road and has a one-and-one-half story house and a detached two-car garage. The house has a gabled roof with asphalt shingles, vinyl siding, and a concrete block foundation. The main elevation faces west perpendicular to the road and has a central main entry with an overhead gabled patio and wood stairs. The door is a contemporary metal door with nine lights. On either side of the door is a window, a vinyl 1/1 sash to the north and a vinyl sliding window to the south. Above the entry is another window in the gable end that is a vinyl 1/1 sash. The detached two car garage is southwest of the house and has a gable asphalt shingle roof and vinyl siding. The two overhead doors in the gable end are contemporary and the foundation was not visible. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a mid-twentieth century residence in Hennepin County. It does not display the distinctive characteristics of a type of building design that is rare or innovative in the region or state, nor is it an example of an important Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 26 common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 27 Field Site 5 Minimal Traditional House HE-COC-00089 Circa 1950 20201 Co. Rd. No. 50 Corcoran, MN 55340 45.094639, -93.550607 Plate 12. Minimal Traditional House, looking south. Description: The .8-acre site sits south of the road and has a one-story house with a side addition and a large rear four- car garage. The side gable house has an asphalt shingle roof and shallow eaves. The house is clad in aluminum siding with a stone veneer low wall. The foundation is concrete block. The main entry is centered on the north elevation facing the road; there is a fixed wood picture window east of the entry and a vinyl casement window west of the entry. A large addition with a flat roof, vinyl siding, and a concrete block foundation extends from the west elevation of the house. The north elevation of the addition has a central door with a single large light. An overhead garage door is east of the central entry and a fixed picture window is west of the central entry. On the west elevation of the addition is another door and a large rear garage with two oversized garage doors. A portion of the west elevation of the addition is concrete block. North and west of the house is an extensive paved area. A detached garage is located southwest of the house. This garage has a front gable metal roof and vertical metal panel siding. There are four identical overhead doors on the north elevation and the foundation is not visible. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 28 Plate 13. Minimal Traditional House, detached garage, looking south. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a mid-twentieth century residence in Hennepin County. It does not display the distinctive characteristics of a type of building design that is rare or innovative in the region or state, nor is it an example of an important common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 29 Field Site 6 John Fehan Garage HE-COC-00090 Circa 1940 20209 Co. Rd. No. 50 Corcoran, MN 55340 45.094721, -93.551018 Plate 14. John Fehan Garage, looking south. Description: The .42-acre site sits south of the road and has a detached two-car garage and an outhouse. The garage has a jerkinhead roof clad in asphalt shingles. The garage is clad in wood clapboard siding and its foundation is not visible. The main (north) elevation has a contemporary overhead door and a single window in the gable end. This wood window is a 3/1 sash with wood trim. There are a pair of identical windows on both the east and west elevations. Southwest of the garage is a small outhouse with a hipped roof clad in asphalt shingles. The outhouse is clad in vertical wood board siding. The garage and outhouse are all that remain of the former John Fehan Farmstead, constructed in the early to mid-twentieth century along County Road 50. The house, barn, and other agricultural buildings are non-extant. 12 12 Atlas and Farmers Directory of Anoka and Hennepin County, Minnesota. St. Paul, MN: Webb Publishing Co., 1914; and Minnesota Historical Aerial Photographs Online. University of Minnesota. Accessed September 2024 online at: https://apps.lib.umn.edu/mhapo/; and Netronline. Historic Aerials. Tempe: Nationwide Environments Title Research, LLC. Accessed September 2024 online at: https://historicaerials.com/viewer. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 30 Plate 15. John Fehan Outhouse, looking southeast. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of an early twentieth century agricultural complex in Hennepin County. The outbuildings do not display the distinctive characteristics of a type of building design that is rare or innovative in the region or state, nor are they examples of important common types; therefore, the property is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 31 Field Site 8 Ranch House HE-COC-00092 Circa 1953 20239 Co. Rd. No. 50 Corcoran, MN 55340 45.094674, -93.553092 Plate 16. Ranch House, looking south. Description: The 2.39-acre site sits south of the road and has a one-story ranch house with a walkout basement, a detached three-car garage, and separate shed. The house sits at the top of hill with a walkout lower level on the east and south elevations. The building has a hipped roof clad in asphalt shingles and an interior brick chimney. The house has a brick veneer exterior, cream color on the upper level and red for the lower level. The main elevation faces the road to the north and has a single main entry with wood stairs and a divided light doorway. East of the door is a tripartite wood picture window with a fixed light in the middle flanked by 1/1 wood sashes on either side. West of the door are two 8/8 wood sash windows spaced equally along the elevation. The east elevation has a side entry door at the lower level, also with divided lights, and a 1/1 wood sash window to the south. The upper level has a pair of 2/2 wood sash windows at the south end of the building. There appears to be a rear contemporary walk-out porch on the south elevation. The foundation is concrete. West of the house is a shed with a gable roof. The roof is clad in asphalt shingles. The small building has vertical wood board siding, no windows, and a pair of barn doors on the east elevation. There is a detached Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 32 garage southeast of the house with a hipped asphalt shingle roof, aluminum siding, and a concrete foundation. The north elevation has three overhead doors, two paired together at the west end flanked by exterior light fixtures and another separate garage door at the east end. Plate 17. Ranch House, detached garage, looking south. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a mid-twentieth century residence in Hennepin County. It does not display the distinctive characteristics of a type of building design that is rare or innovative in the region or state, nor is it an example of an important common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 33 Field Site 10 Ranch House HE-COC-00093 Circa 1966 20420 Co. Rd. No. 50 Corcoran, MN 55340 45.095499, -93.557815 Plate 18. Ranch House, looking north. Description: The 4.8-acre site sits north of the road and has a two-story house and a detached two-car garage. The house is a walk-out ranch style variant similar to Field Site 8 with a hipped asphalt shingle roof and an interior brick chimney. The exterior is stucco with a low brick wall at the base and a concrete foundation. The main elevation facing the road to the south is two stories with a two-car overhead door at the west end flanked by exterior lighting. There are two pairs of vinyl casement windows east of the garage bay. An entry on the south elevation is not evident from the ROW. The upper level of the south elevation has a sliding glass door, above the first level garage, which accesses a wood and metal porch. A large vinyl tripartite picture window is located on the east end of the south elevation. The other elevations are not visible from the ROW. Southwest of the house is a detached garage with a gable metal roof, vertical metal siding, and a low brick veneer wall at the base. The south elevation of the garage has two overhead doors, one larger than the other, and a single fixed horizontal window at the eastern end. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 34 Plate 19. Ranch House, detached garage, looking north. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a mid-twentieth century residence in Hennepin County. It does not display the distinctive characteristics of a type of building design that is rare or innovative in the region or state, nor is it an example of an important common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 35 Field Site 11 Ranch House HE-COC-00094 Circa 1972 20301 Co. Rd. No. 10 Corcoran, MN 55340 45.098207, -93.552597 Plate 20. Ranch House, looking southwest. Description: The 1.91-acre site sits west of the road and has a one-story house. The house has side gable roof clad in asphalt shingles; the roof has shallow eaves. The house is clad in vertical wood board siding on the facade (northeast elevation), and horizontal vinyl siding on the other elevations. The foundation is concrete block. The facade has an attached, two-car garage flanked by exterior lighting at the north end and a main entry adjacent to it. The entry has a concrete stoop, wood trim, a screen door, and an original door with a single centered light. There is a tripartite wood picture window on the elevation with painted wood trim that extends down to the base of the exterior. At the south end of the elevation are two windows, one a single 1/1 wood sash and the other a pair of wood casement windows, both with painted wood trim similar to that on the tripartite window. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a mid-twentieth century residence in Hennepin County. It does not display the distinctive characteristics of a type of Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 36 building design that is rare or innovative in the region or state, nor is it an example of an important common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 37 Field Site 12 Corcoran Community Park HE-COC-00091 Circa 1975 20175 Co. Rd. No. 50 Corcoran, MN 55340 45.095766, -93.550877 Plate 21. Corcoran Community Park, overview, looking south. Description: Corcoran Community Park is located on 16 acres of land northwest of the intersection of Highway 10 and Highway 50. The park is flat with open fields and has a small stream and pond running through the middle of it from the north to the south. There are trees lining the edges of the property and brush and reeds around the waterways. The east side of the park includes two parking areas and three ball fields, Snyder Field, Lions Field, and Meister Field. There is also an outdoor ice rink, kid’s rink, and warming house at the southern end of the park, and a pair of tennis courts, a volleyball court, playground, and picnic shelter at the north end. The playground and kid’s rink are more recent additions. The western expansion of the park includes a parking area, a multi-use field, and three additional ball fields. 10 acres of farmland was purchased by City of Corcoran northwest of the intersection of Highway 10 and Highway 50 for the purpose of developing a public park for the community in 1973. In 1975, the city constructed several playing fields, a playground, picnic shelters, tennis courts, an ice rink, and warming house. The fencing of the ball fields and playground and subsequently been replaced, though the ice rink, Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 38 pond, warming house, and picnic shelter remain. In 1990, the park was expanded to the west with additional six acres of playing fields. Plate 22. Corcoran Community Park, picnic shelter and playground, looking north. Plate 23. Corcoran Community Park, hockey rinks, looking northwest. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 39 Plate 24. Corcoran Community Park, warming house, looking northwest. NRHP Eligibility: Not Eligible This property is recommended Not Eligible for the NRHP. It is not a notable example of a late twentieth century public park in Hennepin County. It does not display the distinctive characteristics of a type of park design that is rare or innovative in the region or state, nor is it an example of an important common type; therefore, it is not eligible for the NRHP under Criterion C. This property does not have an association with a significant person; therefore, it is not eligible for the NRHP under Criterion B. Finally, the property does not have an association significant to the history of Hennepin County, and is therefore not eligible under Criterion A. Effects Assessment: Not Applicable Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 40 5 SUMMARY AND RECOMMENDATIONS Based on the historic context developed and the field survey results, Stantec recommends that Field Sites 2, 3, 4, 5, 6, 8, 10, 11, and 12 are Not Eligible for listing in the NRHP. Field Site 1 is recommended as Undetermined for the NRHP, due to a lack of access and a potential for historic importance. The property may be an important farmstead associated with the Corcoran family, founders of the community. Future historic architectural work should attempt to determine if there are extant properties with integrity associated with the Corcoran family and provide recommendations for their significance and potential preservation. This study would ideally include Field Site 1. Regardless of this property’s NRHP status, it is at a far distance from the Project area and should experience No Effects from the Projects, as planned. A more detailed analysis for each property is included in Section 4 of this report. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 41 6 SELECT REFERENCES Selected Primary and Secondary Sources Carley, Rachel. The Visual Dictionary of American Domestic Architecture. New York: Henty Holt and Company, 1994, updated 1997. Historic and Architectural Survey Manual, Minnesota Historical Society – Heritage Preservation Department. St. Paul, Minnesota, 2017. McAlester, Virginia Savage. A Field Guide to American Houses. New York: Alfred A. Knopf, 2015. National Park Service. “Guidelines for Local Surveys: A Basis for Preservation Planning.” Washington D.C.: National Register Bulletin 24. U.S. Department of the Interior, 1977, revised 1985. _________________ . “How to Complete the National Register Registration Form.” National Register Bulletin 16A. Washington D.C.: U.S. Department of the Interior, National Park Service, 1997. _________________ . “How to Complete the National Register Multiple Property Documentation Form,” National Register Bulletin 16B. Washington D.C.: U.S. Department of the Interior, National Park Service, 1991, revised 1999. _________________ . “How to Apply the National Register Criteria for Evaluation.” National Register Bulletin 15. U.S. Department of the Interior, 1997. Neill, Rev. Edward D. History of Hennepin County, and the City of Minneapolis. Minneapolis: North Star Publishing, 1881. New History. Historic Context and History-Architecture Survey. Minneapolis in the Modern Era: 1930-1975. June 2020. Parsons, E. Dudley. The Story of Minnesota. New York: American Book Company, 1916. Sanders, Thomas, ed. Specifications for Conducting Fieldwork and Preparing Cultural Resource Assessment Reports. Prepared by the Kentucky Heritage Council/State Historic. Wyatt, Barbara. The Components of a Historic Context: A National Register White Paper. Washington D.C.: U.S. Department of the Interior, National Park Service, 2009. Accessed online March 2024 at: www.nps.gov/subjects/nationalregister/publications.htm. Historic Maps Atlas and Farmers Directory of Anoka and Hennepin County, Minnesota. St. Paul, MN: Webb Publishing Co., 1914. Atlas of the State of Minnesota. Fergus Falls, MN: Thomas O. Nelson Co., 1954. Map of Hennepin County, Minnesota. Minneapolis, MN: George B. Wright & G.J. Wright Publishers, 1873. Minnesota State Atlas. Rockford Il: W.W. Hixson & Co., 1925. Plat Book of Hennepin County, Minnesota. Minneapolis, MN: Northwestern Map Publishing Co., 1898. United States Geological Survey. USGS Topographic Map for Rockford, MN Quadrangle. 1909. __________________________. USGS Topographic Map for Stillwater, MN Quadrangle. 1953. Historic Architectural Survey Corcoran Park Remaster Project Phase 1 Corcoran, Hennepin County, Minnesota October 2024 Stantec 42 __________________________.USGS Topographic Map for Rockford, MN Quadrangle. 1958. __________________________.USGS Topographic Map for Stillwater, MN Quadrangle. 1965. __________________________.USGS Topographic Map for Hamel, MN Quadrangle. 1981. __________________________.USGS Topographic Map for Anoka, MN Quadrangle. 1991. __________________________.USGS Topographic Map for Hamel, MN Quadrangle. 2013. __________________________.USGS Topographic Map for Hamel, MN Quadrangle. 2022. Online Resources Google Earth. Historical Aerial Maps. Accessed September 2024 online at: Google Earth app. “The History and Founding of Corcoran.” City of Corcoran website. Accessed September 2024 online at: https://www.ci.corcoran.mn.us/our_community/history. Minnesota Historical Aerial Photographs Online. University of Minnesota. Accessed September 2024 online at: https://apps.lib.umn.edu/mhapo/. Netronline. Historic Aerials. Tempe: Nationwide Environments Title Research, LLC. Accessed September 2024 online at: https://historicaerials.com/viewer. “Overview of Hennepin County.” Hennepin County. Accessed September 2024 online at: www.hennepin.us/your- government/overview/overview-of-hennepin-county. Please mail the completed form and required material to: ENReviewSHPO@state.mn.us This is a new submittal This is additional information relating to SHPO Project #: ____________ DATE:_________________ Please refer to Instructions for Completing the Request for Project Review form on our website. Submit one Request for Project Review form for each project. For questions regarding the SHPO review process, please visit our website or contact Kelly Gragg-Johnson (651-201-3285) or Leslie Coburn (651-201-3286) or by email at ENReviewSHPO@state.mn.us. Project Title: ________________________________________________________________________________________ Project Address (or Location): _________________________________________________________________________ City / Township (circle one): ________________________ Zip: __________ County: ________________ Legal Description: Township ______ Range ______E/W (circle one) Section ______ Quarter-section ______ Project Contact Name: ____________________________________ Title: ___________________________________ Company/Agency: ___________________________________________________________________________________ Street Address: ___________________________________ Phone Number: ______________________________ City: _________________________ State: ______ Zip: ______________ Email: _________________________ Federal Agency (if applicable): _______________________________________________________________________ (Agency providing funds, licenses, or permits) Permit or Project Reference #: _____________________________ State Agency (if applicable): _________________________________________________________________________ (Agency providing funds, licenses, or permits) Permit or Project Reference #: _____________________________ Local Agency (if applicable): _________________________________________________________________________ (Continued on Reverse Side) A)REQUIRED FOR ALL PROJECTS Write a detailed description of the proposed project. (See attached.) _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ Attach a map of project location, with project area(s) clearly marked. Road names must be included and legible. B)Architecture Are there any buildings or structures within the project area? Yes No If No, continue to the Archaeology section below. If Yes, submit all of the following information: List all buildings and structures within the project area and the year they were built. (See attached.) _______________________________________________________________________________________________ _______________________________________________________________________________________________ Photographs of each building and structure located within the project area, along with a photo key. Include streetscape images, if applicable. All photographs must be clear, crisp, focused, and taken at ground level. Aerial photos are insufficient. List known historic buildings or structures located within the project area (i.e., individual properties or districts which are listed in the National Register or which meet the criteria for listing in the National Register). (See attached.) _______________________________________________________________________________________________ _______________________________________________________________________________________________ _______________________________________________________________________________________________ C)Archaeology Does the proposed undertaking involve ground-disturbing activity? Yes No If No, this form is complete. If Yes, submit all of the following information: Attach the relevant portion of a 1:24000-scale USGS topographic map (photocopied or computer generated) with the project boundary marked. Description of current and previous land use and disturbances: (See attached.) _______________________________________________________________________________________________ _______________________________________________________________________________________________ Any available information concerning known or suspected archaeological resources within the project area. (See attached.) _______________________________________________________________________________________________ _______________________________________________________________________________________________ October 2022 An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project St a n t e c C o n s u l t i n g S e r v i c e s I n c . Prepared for: City of Corcoran Prepared by: Claire Witt Rikka Bakken Joshua Jensen M.Sc, RPA October 16, 2024 Project/File: 193807229 Hennepin County, Minnesota An Archaeological Reconnaissance Survey of the Corcoran City Park Project Project: 193807229 The conclusions in the Report titled An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project are Stantec’s professional opinion, as of the time of the Report, and concerning the scope described in the Report. The opinions in the document are based on conditions and information existing at the time the scope of work was conducted and do not take into account any subsequent changes. The Report relates solely to the specific project for which Stantec was retained and the stated purpose for which the Report was prepared. The Report is not to be used or relied on for any variation or extension of the project, or for any other project or purpose, and any unauthorized use or reliance is at the recipient’s own risk. Stantec has assumed all information received from City of Corcoran (the “Client”) and third parties in the preparation of the Report to be correct. While Stantec has exercised a customary level of judgment or due diligence in the use of such information, Stantec assumes no responsibility for the consequences of any error or omission contained therein. This Report is intended solely for use by the Client in accordance with Stantec’s contract with the Client. While the Report may be provided by the Client to applicable authorities having jurisdiction and to other third parties in connection with the project, Stantec disclaims any legal duty based upon warranty, reliance or any other theory to any third party, and will not be liable to such third party for any damages or losses of any kind that may result. Prepared by Signature Joshua Jensen, M.Sc, RPA Printed Name Reviewed by Signature Angela Julin, MA, RPA Printed Name Approved by Signature Printed Name An Archaeological Reconnaissance Survey of the Corcoran City Park Project Executive Summary Project: 193807229 iii Executive Summary The City of Corcoran proposes improvements to existing park areas at the Corcoran City Park. The Corcoran Park Remaster Project (Project) is located in Hennepin County, Minnesota in Section 23 of Township 119 North, Range 23 West. The Project is within the Central Lakes Deciduous archaeological region. The proposed Project received a Community Development Grant from the United States Department of Housing and Urban Development, and therefore is subject to review under Section 106 of the National Historic Preservation Act (54 U.S.C. § 306108). In anticipation of compliance with Section 106, the City of Corcoran contracted with Stantec Consulting Services Inc. (Stantec) to conduct a Phase I archaeological reconnaissance survey of the 46.1-acre Area of Potential Effect (APE). The entire Project is on land owned by the City of Corcoran. A literature review conducted prior to fieldwork identified no previously recorded archaeological sites, burial sites/cemeteries, previously conducted archaeological surveys, or previously inventoried above-ground resources within the APE. Stantec conducted a Phase I archaeological reconnaissance survey of the Project on September 23, 26, and 27, 2024, under Minnesota Archaeological Survey License 24-377. No new archaeological sites were identified during the investigation. Stantec recommends a finding of No Historic Properties Affected for the Project. No further archaeological work is recommended should the Project proceed as planned. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project Table of Contents Project: 193807229 i Table of Contents Executive Summary ................................................................................................................................... iii Acronyms / Abbreviations ......................................................................................................................... iii 1 Project Description ...................................................................................................................... 1 2 Environmental Context ............................................................................................................... 1 2.1 Topography ................................................................................................................................... 2 2.2 Hydrology ...................................................................................................................................... 2 2.3 Geology ......................................................................................................................................... 2 2.4 Soils and Geomorphology ............................................................................................................. 2 2.5 Vegetation and Land Use .............................................................................................................. 3 3 Culture History ............................................................................................................................. 3 3.1 Precontact Period (10,900 BCE-1650 CE) .................................................................................... 3 3.2 Contact Period (1650-1837 CE) .................................................................................................... 5 3.3 Hennepin County ........................................................................................................................... 7 4 Research Design ......................................................................................................................... 8 4.1 Objectives ...................................................................................................................................... 8 4.2 Methods ......................................................................................................................................... 8 5 Literature Search ......................................................................................................................... 9 5.1 Previously Conducted Archaeological Surveys ............................................................................. 9 5.2 Previously Recorded Archaeological Sites.................................................................................... 9 5.3 Previously Identified Burial Sites and Cemeteries ........................................................................ 9 5.4 Previously Identified Above Ground Historic Resources ............................................................. 10 5.5 Historic Maps, Atlases, and Aerial Photographs ......................................................................... 10 6 Work Summary .......................................................................................................................... 11 6.1 Agricultural Fields ........................................................................................................................ 11 6.2 Park ............................................................................................................................................. 12 7 Results and Recommendations ............................................................................................... 18 8 References Cited ....................................................................................................................... 19 List of Tables Table 1. Soil Map Units within the APE ........................................................................................................ 2 Table 2. Previously Recorded Archaeological Sites in the Study Area ........................................................ 9 Table 3. Previously Identified Above-Ground Historic Resources in the Study Area ................................. 10 Table 4. Shovel Test Profiles - North Edge ................................................................................................. 13 Table 5. Shovel Test Profiles - South of Baseball Fields ............................................................................ 16 Table 6. Auger Test Soil Profiles ................................................................................................................ 17 List of Photos Photo 1. Agricultural Field Overview, Facing West. .............................................................................. 11 Photo 2. Representative Overview of Park Facilities, Facing North. ................................................... 12 Photo 3. Representative Overview of Park Landscaping, Facing Northwest. .................................... 12 Photo 4. Representative Overview of Park Facilities and Landscaping, Facing Northeast. ............. 12 Photo 5. Representative Overview of Channelized Creek, Facing South-southwest. ....................... 12 Photo 6. ST 10, Overview. ........................................................................................................................ 13 An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project Table of Contents Project: 193807229 ii Photo 7. ST A 03, Overview. ..................................................................................................................... 15 Photo 8. ST 01, Overview. ........................................................................................................................ 15 Photo 9. ST 19, Overview. ........................................................................................................................ 16 List of Appendices Appendix A Figures A.1 Figure 1 - Project Location A.2 Figure 2 - Project Overview A.3 Figure 3 - Literature Review Results A.4 Figure 4 - GLO Survey Map A.5 Figure 5 – Survey Results An Archaeological Reconnaissance Survey of the Corcoran City Park Project Acronyms / Abbreviations Project: 193807229 iii Acronyms / Abbreviations APE Area of Potential Effects BCE Before Common Era CE Common Era cmbgs centimeters below ground surface GLO General Land Office MDNR Minnesota Department of Natural Resources MnSHIP Minnesota Statewide Historic Inventory Portal NRCS Natural Resources Conservation Service NRHP National Register of Historic Places OSA Office of the State Archaeologist Project Corcoran Park Remaster Project SHPO Minnesota State Historic Preservation Office ST Shovel Test Stantec Stantec Consulting Services, Inc. UMN University of Minnesota USGS United States Geological Survey An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 1 Project Description Project: 193807229 1 1 Project Description The City of Corcoran proposes improvements to existing park areas at the Corcoran City Park. The Corcoran Park Remaster Project (Project) is located in Hennepin County, Minnesota in Section 23 of Township 119 North, Range 23 West (see Figures 1 and 2 in Appendix A). The Area of Potential Effect (APE) comprises 46.1 acres. The entire APE is on land owned by the City of Corcoran. The proposed improvements to the current park facilities include the formalization of parking; installation of a new splash pad, playground, pickleball courts, and park pavilion for city use; reconfiguration and improvement of soccer and tennis courts; enhancement of the natural features in the park; and setting the stage for future improvements. The proposed Project received a Community Development Grant from the United States Department of Housing and Urban Development, and therefore is subject to review under Section 106 of the National Historic Preservation Act (54 U.S.C. § 306108). In anticipation of compliance with Section 106, the City of Corcoran contracted with Stantec Consulting Services Inc. (Stantec) to conduct a Phase I archaeological reconnaissance survey of the 46.1-acre Area of Potential Effect (APE). Stantec conducted a Phase I archaeological reconnaissance survey of the Project on September 23, 26, and 27, 2024, under Minnesota Archaeological Survey License 24-377. Survey methods included pedestrian survey and shovel testing. The Phase I archaeological survey followed federal and state guidelines for conducting cultural resources investigations, including the Secretary of the Interior’s Standards and Guidelines for Archaeology and Historic Preservation [48 Federal Register 44716-44740] (National Park Service 1983), Minnesota State Historic Preservation Office (SHPO) Manual for Archaeological Projects in Minnesota (Anfinson 2005), the State Archaeologist’s Manual for Archaeological Projects in Minnesota (Anfinson 2011), and Historic and Architectural Survey Manual (SHPO 2017). Angela Julin served as the Principal Investigator for the Project. Ms. Julin exceeds the Secretary of the Interior’s Professional Qualification Standards for Archaeology, as defined in 36 Code of Federal Regulations Section 61. Angela Julin, MA, RPA, served as the Principal Investigator. Ms. Julin exceeds the Secretary of the Interior’s Professional Qualification Standards for Archaeology, as defined in 36 Code of Federal Regulations Section 61. 2 Environmental Context The APE is located within the Big Woods subsection of the Minnesota and NE Iowa Morainal section of the Eastern Broadleaf Forest Province (Minnesota Department of Natural Resources [MDNR] 2024a). The Big Woods subsection is characterized by a large area of deciduous forest present at the time of Euro-American settlement bounded by tallgrass prairie to the west, savanna and tallgrass prairie to the east, and the Mississippi River and an outwash/lake plain to the north. Much of the Big Woods subsection consists of a loamy mantled end moraine associated with the Des Moines Lobe of the Late Wisconsin Glaciation (MDNR 2024a). Current landcover within the APE consists of agricultural fields, woodlots, and a park. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 2 Environmental Context Project: 193807229 2 2.1 Topography Topography within the Big Woods subsection ranges from circular, level topped hills bounded by smooth side slopes and level areas between the hills that are interspersed with closed depressions containing lakes and peat bogs (MDNR 2024a). The APE is located on level plain, with elevation ranging between 950 and 960 ft above sea level. 2.2 Hydrology The Big Woods subsection is home to over 100 lakes greater than 160 acres, many of which are groundwater controlled with no inlets or outlets. Major rivers within the Big Woods subsection include the Minnesota River, Crow River, and the Mississippi River (MDNR 2024a) The APE is located within the Mississippi River Watershed of the Upper Mississippi River Basin (MDNR 2024b). Precontact hydrology throughout the APE consisted of wetlands, some of which remain today (Office of the State Archaeologist [OSA] 2024a). An unnamed tributary of Rush Creek runs along the northern boundary and through the eastern half of the APE. 2.3 Geology The APE is comprised of Upper Cambrian, Paleozoic-aged bedrock. The Upper Cambrian unit consists of sandstone, siltstone, shale, and dolostone, and includes the Jordan Sandstone and St. Lawrence Formation, and the Mazomanie, Lone Rock, and Davis Formations of the Tunnel City Group. (Horton et al. 2017; Jirsa et al. 2011). 2.4 Soils and Geomorphology The Natural Resources Conservation Service (NRCS) was used to determine soil types within the APE (see Table 1). Soil types within the APE consist predominantly of loam and range from very poorly drained to well drained. Cordova loam comprises the highest percent of the APE, which is a hydric soil that typically yields a very dark gray clay loam Ap horizon extending 25 centimeters below ground surface (cmbgs) over a very dark gray clay loam A horizon extending to 46 cmbgs over an olive gray clay loam Btg1 horizon with dark yellowish brown iron concentrations extending to 76 cmbgs (NRCS 2024). Table 1. Soil Map Units within the APE Map Unit Name Drainage Class Landform Percent of APE Cordova loam, 0 to 2 percent slopes Poorly drained Drainage ways on moraines 53.4 Glencoe clay loam, 0 to 1 percent Very poorly drained Depressions 19.1 An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 3 Culture History Project: 193807229 3 Map Unit Name Drainage Class Landform Percent of APE Angus loam, 2 to 6 percent slopes Well drained Ground moraines, hillslopes 17.1 Lester loam, 6 to 10 percent slopes, moderately eroded Well drained Hillslopes, ground moraines 9.3 Le Sueur loam, 1 to 3 percent slopes Somewhat poorly drained Ground moraines, hillslopes 1.1 2.5 Vegetation and Land Use Prior to Euro-American settlement, vegetation in the Big Woods subsection consisted predominantly of oak woodland and maple-basswood forest (MDNR 2024a). Historically, wildfires are less common in the Big Woods subsection than the prairie to the west due to the presence of lakes and the irregular topography (MDNR 2024a). At the time of Euro-American settlement the APE was covered by seasonal wetlands, with deciduous forest upon upland areas (OSA 2024a; Trygg 1964). At present, land use within the Big Woods subsection is predominantly cropland or pasture, and about 10 to 15 percent of the subsection remains as upland forest or wetland (MNDR 2024a). Current land use within the APE includes developed park (79.8 percent), woodland (13.9 percent), and agricultural fields (6.3 percent). 3 Culture History Culturally, the APE is within the Minnesota Archaeological region 4 (Central Lakes Deciduous). This region includes most of central and east central Minnesota, containing all of Anoka, Benton, Cass, Chisago, Crow Wing, Hennepin, Isanti, Mille Lacs, Morrison, Ramsey, Sherburne, Stearns, Todd, Wadena, Washington, and Wright counties and portions of Becker, Dakota, Douglas, Kandiyohi, Kanabec, Meeker, Otter Tail, Pine, Pope, and Swift counties. The region could be extended into west central Wisconsin. (Gibbon et al. 2002). The following culture history is presented as a context. 3.1 Precontact Period (10,900 BCE-1650 CE) The first inhabitants of Minnesota are known as Paleoindians (10,900 to 7,500 years Before the Common Era [BCE]). These people were highly nomadic hunter-gatherers moving in small bands in search of food and other subsistence resources; however, in the Late Glacial and Early Holocene forests of Minnesota, Paleoindians likely relied more on gathering and the hunting of a variety of smaller animals. Paleoindian sites are small and relatively ephemeral and are commonly identified with the recovery of distinctive spear tips that occur across much of North America. Paleoindian components within the Central Lakes Deciduous are poorly understood, but sites near lakes and major rivers seem to have been a focus of activity. Paleo point types found in the region include fluted points, western stemmed forms, eastern narrow leaf forms, An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 3 Culture History Project: 193807229 4 broad concave base forms, and Plano the last of which are the most common throughout the region (Gibbon et al. 2002). The Paleoindian peoples were followed by Archaic Tradition hunter-gatherers. At the end of the Ice Age around 10,000 years BCE the climate became warmer and drier, which led to major changes in plant and animal communities. Spruce forests followed the retreating glacial ice northward and were replaced by a new landscape comprised of extensive lakes and rivers. Many large-game species became extinct. Archaic Tradition hunters-gatherers (6,500 to ca. 500 BCE) adapted to this new environment, shifting their focus to smaller game such as deer and elk, the abundant fish and shellfish in the numerous lakes and rivers, and wild plants such as nuts and berries (Gibbon et al. 2002). The Archaic peoples appear to have been less nomadic and lived in smaller household groups. Archaic sites are identified by large notched and stemmed projectile points. Immense sedimentation during the early part of the Archaic, corresponding with the Early and Middle Holocene periods, resulted in many Archaic Tradition sites being deeply buried under river valley deposits; therefore, these sites are not usually evident in surficial contexts. Little is known about Archaic sites in the Central Lakes Deciduous region as few sites have been excavated with intact, clearly defined Archaic horizons. Some sites have been found near lakes and major rivers, such as Petaga Point (21ML0011) near Lake Mille Lacs and the Rum River, as wells as the Pine City sites near the Snake River in Pine County. Potential Archaic burial sites are located in the western part of the region. (OSA 2024b; Gibbon et al. 2002). The Woodland Tradition followed the Archaic Tradition. In Minnesota, the Woodland Tradition is separated into two periods: the earlier Initial Woodland period (ca. 500 BCE to 500 years into the Common Era [CE]), and the later Terminal Woodland period (500 to 1650 CE). During the Initial Woodland period habitation sites in the Central Lakes Deciduous region became larger and population size may have increased and become less nomadic. Larger village sites became more concentrated on major lakes, and smaller campsites and specialized activity sites were located along major rivers and larger lakes (Gibbon et al. 2002). The frequent surficial expression of Woodland site locations, coupled with burial mounds that frequently mark their place, has resulted in more frequent documentation and excavation of Woodland sites. Due to this higher frequency of identification, many Woodland sites have also been grouped into specific regional archaeological cultures (Gibbon et al. 2002; Gibbon 2012). The Initial Woodland period is primarily marked by the emergence of precontact ceramic traditions and burial mounds. Regional archaeological cultures of the Initial Woodland period include Malmo, Howard Lake, Brainerd, St. Croix, Onamia, Blackduck, Kathio, and Clam River, with Brainerd and Blackduck concentrated in the northwestern portion and the rest in the eastern. (Gibbon et al. 2002; Gibbon 2012). The Terminal Woodland period has been defined throughout eastern and central Minnesota, the Red River Valley, and portions of the Dakotas (Gibbon 2012). During this period, populations began to increase, which in turn led to an increase in the size and number of precontact sites. In the Central Lakes Deciduous, large parts of the region likely began to be used more for resource gathering as the population became more concentrated. Burial mounds became more prevalent and the cultural material artifacts began shifting to smaller, unnotched triangular projectile points and thinner ceramic vessels that were more globular in An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 3 Culture History Project: 193807229 5 shape. The earliest and most common ceramic tradition is Brainerd. Though horticulture was practiced in the region, there is no evidence that agriculture was adopted during this period. Forageable resources were widespread and diverse, which reduced the need for the adoption of agriculture. Wild rice, in particular, was abundant and became an important food source (OSA 2024b). Base camps from the Woodland period are located near resource concentrations, particularly where wild rice, fishing, and agriculture were plentiful (Gibbon et al. 2002; Gibbon 2012). In the northern portion of the state ceramic types and burial practices indicate specific regional archaeological cultures, including Kathio, Blackduck, and Psinomani. In the southern portion of the state, primarily comprised of deciduous forests and prairie, some cultures adopted the cultivation of maize and the construction of effigy burial mounds. Within the Central Lakes Deciduous, early ceramics are associated with the Blackduck and shifted to Sandy Lake complex over time (Gibbon et al. 2002; Gibbon 2012). Around approximately 1000 CE, Mississippian populations from Cahokia, near St. Louis, Missouri, began to extend their influence northward into the Upper Mississippi River Valley and evidence suggests that there were attempts at colonization. Archaeologists tend to regard some southern Minnesota Terminal Woodland cultures as the northern expression of a “Mississippian” lifeway, distinguished by distinctive ceramic styles, larger and more diverse artifact assemblages, and evidence of maize production. In southern Minnesota, three Mississippian complexes have been identified: Silvernale, Oneota, and Plains Village (Gibbon et al. 2002). It was the Mississippian peoples in the south and the Terminal Woodland peoples in the north who had contact with the first Europeans to explore Minnesota in the mid-seventeenth century (Gibbon et al. 2002; Gibbon 2012). The Mississippian cultural shift does not appear to have occurred in northern Minnesota, within the Project vicinity. The region remains in the Terminal Woodland culture until Europeans and Euro-Americans make contact (Gibbon et al. 2002; OSA 2024b). 3.2 Contact Period (1650-1837 CE) The contact period includes American Indian and Euro-American contexts. The OSA subdivides the Native American context into “Indeterminate” or “Eastern Dakota,” and the Euro-American context into “Indeterminate,” “French,” “British,” and “Initial US” (OSA 2024b). This section focuses on developing a context for the broader region. The remaining information provides a temporal framework as a context. Euro-American fur traders and settlers encountered the Dakota (also known as Sioux) and Ojibwe (also known as Chippewa) Native American peoples when they moved into traditional lands in what is now Minnesota. Several other Native American tribes, including the Assiniboine, moved west in the early 1600s soon after the explorers and traders entered the region (Holmquist 1981). While the Ojibwe controlled the northern portion of the Central Lakes Deciduous by 1800, during the contact period, the Santee Dakota and Yanktonai occupied the region at contact (Gibbon et al. 2002). The Dakota lived in village-centered societies in the southern portion of Minnesota while the Ojibwe were organized into independent migratory bands in the northern portion of Minnesota (Gibbon 2012:205). The first written European accounts about the Ojibwe appeared in Jesuit diaries, published in collected form as the Jesuit Relations and Allied Documents 1610-1791 (Thwaites 1898). The documents are so detailed An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 3 Culture History Project: 193807229 6 in their descriptions of Native Americans and their cultures, they are considered ethnographic accounts. Following the Jesuits, French explorers and trappers traveled portions of Minnesota in the seventeenth century and established a fur trading economy with local native populations, including the Dakota and Ojibwe. Early trading posts were established along the lower Mississippi River and the first French fort was established in 1700 near present day Mankato. The fur trade resulted in the Ojibwe becoming reliant on traded goods rather than the clothing, utensils, and weapons they had traditionally constructed. In the early eighteenth century, the French began to move their fur trade north into Canada. Over the next 100 years, the Ojibwe and French established strong relationships and the French embraced Ojibwe culture, learned the language, and married into Ojibwe families. Territorial disputes, competition, and shifts in political alliances eventually led to the French and Indian War (1754 to 1763). The Ojibwe sided with the French against the British in the final Colonial War, fought between 1689 and 1763, which culminated with the French and Indian War. At the end of the French and Indian War, the 1763 Treaty of Paris resulted in the French ceding all land east of the Mississippi River in the New World to the British (Fond du Lac Band of Lake Superior Chippewa 2018). The French had already ceded the land west of the Mississippi River to Spain with the 1762 Treaty of Fontainebleau, but the transfer was not publicly announced until 1764. The region was retroceded to France under the terms of the 1800 Third Treaty of San Ildefonso and the 1801 Treaty of Aranjuez, then was transferred to the United States in 1803 by the Louisiana Purchase (World History Project 2018). Although the United States purchased the land, the Dakota, Ojibwe, and several other Native American groups retained sovereignty, resulting in numerous subsequent treaties with the United States. After the Treaty of Paris in 1763, the British quickly set up fur trading posts throughout Minnesota. The British fur trading economy was centered at Grand Portage, where traders would bring their furs and leave with other valuable trade goods. Jonathon Carver explored the upper Mississippi River in the 1760s. After the Revolutionary War of 1776, competition between the United States and British companies intensified throughout Minnesota. In 1803, the Louisiana land purchase established United States lands extending from the Atlantic to the Rocky Mountains. The War of 1812 saw a demise in the British fur traders due to the United States denying business licenses to British traders. Trading posts were constructed by both the French and English on larger water bodies within the region (Gibbon et al. 2002). Early British and United States citizens conducted the first fully documented land survey of Minnesota in the mid-eighteenth and early nineteenth centuries. By 1806, Zebulon Pike had explored portions of the Mississippi River. Missionaries began to arrive in the early nineteenth century, primarily along the Minnesota River. The American Fur Company was founded by John Jacob Astor in 1811, after which numerous fur trading posts were quickly established throughout the state. At the confluence of the Minnesota and Mississippi River, Fort Snelling was constructed in 1819 to protect the new United States’ investments in the area. Large-scale fur trade resulted in a major decline in the native beaver populations and, by 1842, the fur trade in Minnesota came to an end when the American Fur Company came to its demise (Dobbs 1989). After the passing of the fur trading industry, land was opened to Euro-American settlers. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 3 Culture History Project: 193807229 7 3.3 Hennepin County Hennepin County, located in the southeast quadrant of the State of Minnesota, is comprised of 607 square miles and is home to Minneapolis and its suburbs, the largest city in the state. The county is bordered by the Mississippi River to the north and east, the Minnesota River to the south, and numerous lakes extending to prairies in the west. The area has been home to native settlement for at least 6,000 years and by the time of French explorers and fur traders venturing to the region, it was primarily home to the Dakota and neighboring Ojibwe tribes in the seventeenth and eighteenth centuries. The county’s namesake, Father Louis Hennepin, visited the region in 1680 with other French explorers and fur traders (Parsons 1916). Following the Louisiana Purchase in 1803, the United States government purchased land along the west bank of the Mississippi River from the Dakota Tribe for purpose of building a trading post and fort along the river. The first European settlement was at Fort Snelling, at the confluence of the Mississippi and Minnesota Rivers, established in 1820. Settlers began building houses and mills at St. Anthony Falls on the west bank of the Mississippi and on the numerous large lakes to the west in the 1830s (Hennepin County 2024). Minnesota Territory was created in 1849 and three years later Hennepin County was formally established. Minneapolis, a settlement of a few hundred people, was made the county seat. The first European/Euro- American settlers were from New England and New York but beginning in the 1850s and continuing to the early twentieth century, immigrants from Norway, Sweden, Germany, and Ireland also settled. By the 1860s more than a dozen mills lined the falls on the Mississippi River, generating power for grist and sawmills to fulfill the demand for lumber and agricultural goods in the growing region. The introduction of the railroad transport and industrial-scale manufacturing in the 1880s led Hennepin County, and particularly the City of Minneapolis, to become the flour milling capital of the world and one of the nation’s largest lumber producers. The population of the county exceeded 200,000 by the turn of the century; however, much of the county remained distinctly rural, with 284,000 acres of land devoted to farmland (Hennepin County 2024). In the early twentieth century, Minneapolis had become a major regional city and dominated the economy and politics of the broader Hennepin County. The largest county by population in the State of Minnesota, Hennepin County continued to grow rapidly through the 1940s. In the post-war years, the intense agricultural nature of Hennepin County outside of Minneapolis began to decline as suburban development grew (Hennepin County 2024). This suburban growth became the driving force behind the county’s history in the contemporary era as the population of Minneapolis reached its peak of 521,718 people in 1950 and has since steadily declined. The lack of available lots within the city limits exacerbated by the development of Village and City governments in the county outside of Minneapolis, combined with the increasing dependence on the automobile, was among the factors that led to the growth of the suburbs. Highways were constructed throughout, and the economy became more diversified, turning away from milling industries. By 1970, the number of people in Hennepin County living outside of Minneapolis outnumbered those living within the city limits for the first time in more than a century. In response, the county government centralized in Minneapolis and took on a more active role regionally. The population of the county reached 1,260,121 people in the 2020 census (New History 2020). An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 4 Research Design Project: 193807229 8 Corcoran was organized in 1858 and named for the town founder Patrick Corcoran, who along with his wife Anne, was one of the first Euro-American settlers in the area in 1855. Patrick Corcoran built the first schoolhouse, a 12-foot by 16-foot log cabin, in 1857. Patrick Corcoran also owned a general store, was the first teacher in the schoolhouse he built, and was the first postmaster for Corcoran (City of Corcoran 2024). 4 Research Design 4.1 Objectives The objective of the literature search of the APE was to better understand what has been previously documented about the APE and Project vicinity. The literature search, supported by a review of the environmental context, aided in the evaluation of the APE to determine the necessity for a Phase I investigation. The purpose of the review of previously recorded archaeological site data, survey reports, and archival information, was to provide insight into the potential for significant intact archaeological resources within the APE, and to understand previous disturbances in the APE, to guide survey planning. Moreover, the historical context obtained from the literature search assisted in assessing the significance of potential sites and where they may be located based on known environmental variables. The objective of this Phase I investigation was to ascertain whether archaeological sites are present within the APE, and to preliminarily delineate both the vertical and horizontal extent of the identified site limits, without impacting the integrity of identified sites. The results of the investigation will inform the final design of the proposed Project. Stantec assumes that the Phase I investigation will satisfy compliance with Section 106 by avoiding impacts to identified historic properties. 4.2 Methods The literature search focused on previously recorded cultural resources (archaeological sites and architectural properties) within the literature search Study Area, defined as a 1-mile buffer around the APE. In addition, Stantec reviewed archival resources including General Land Office (GLO) maps, county atlases, the University of Minnesota (UMN) Borchert Map Library, Trygg maps, and historical aerial imagery to identify potential unrecorded cultural features in the APE. Areas of ground surface visibility affording less than 25 percent soil exposure were shovel tested where feasible and practical, with soil screened through ¼ inch mesh. Shovel tests (ST) measured 30 to 40 cm in diameter, terminating at least 10 cm into subsoil when possible. Shovel testing was conducted at 15-meter intervals. Shovel testing was proposed only in areas with moderate to high probability for intact archaeological resources. These areas were designated as such based on their proximity to precontact and historic waterbodies, where muck, poorly drained soils, steep soils, and rock outcrops did not prohibit shovel testing. Shovel testing was confined to two landforms, along the northern boundary of the APE and south of the western baseball fields, mapped as non-hydric soils. Judgmental auger tests were excavated on remaining landforms to confirm mapped hydric soils and disturbance due to extensive landscaping during the original construction of the park. Areas with ground surface visibility affording 25 percent soil exposure An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 5 Literature Search Project: 193807229 9 or greater were pedestrian surveyed in lieu of shovel testing. Pedestrian survey was conducted at 15-meter intervals. The survey was geographically oriented using Geographic Information System data in conjunction with an EOS Arrow 100 series GNSS receiver. Field observations, including vegetation, ground surface visibility, slope, general topography, and areas of soil disturbance or inundation, were described in field forms. No cultural materials were identified or collected as a result of this survey; therefore, the methods will not include a discussion of collection, analysis, or curation methods. 5 Literature Search Stantec reviewed the OSA Online Portal and the Minnesota’s Statewide Historic Inventory Portal (MnSHIP) in August 2024. Stantec performed an in-person records search at the SHPO on September 3, 2024. According to the MnModel, available on the OSA Online Portal, the APE is within areas that are either well surveyed with low site potential or poorly surveyed with unknown site potential. 5.1 Previously Conducted Archaeological Surveys No previously conducted archaeological surveys are recorded in the APE or Study Area. 5.2 Previously Recorded Archaeological Sites No previously recorded archaeological sites are located within the APE. Two archaeological sites are recorded in the Study Area, 21HE0379 and 21HE0380 (see Table 2; see Figure 3 in Appendix A). Both archaeological sites are unevaluated for the National Register of Historic Places (NRHP). Table 2. Previously Recorded Archaeological Sites in the Study Area Site Number Site Name Site Type Cultural Affiliation NRHP Status 21HE0379 Mengelkoch Lithic Scatter Unknown Precontact Unevaluated 21HE0380 Gorham/Sipe Farmstead Historic Artifact Scatter/Standing Structure Post-contact Unevaluated 5.3 Previously Identified Burial Sites and Cemeteries There are no previously identified burial sites/cemeteries within the APE. One historic cemetery, the St. Thomas Cemetery, is recorded in the Study Area (see Figure 3 in Appendix A). An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 5 Literature Search Project: 193807229 10 5.4 Previously Identified Above-Ground Historic Resources No previously identified above-ground historic resources are recorded in the APE. Four previously identified above-ground historic resources are recorded within the Study Area (see Figure 3 in Appendix A). Of the four resources, three resources have not been evaluated for listing in the NRHP and one resource, HE- COC-00079, is considered Not Eligible for listing in the NRHP (see Table 3). Table 3. Previously Identified Above-Ground Historic Resources in the Study Area Resource No. Name Resource Type Address/Location NRHP Eligibility Status HE-COC-00017 Farmhouse Building 19835 Larkin Rd. Unevaluated HE-COC-00025 Store Building NW intersection of Co Rd. 10 and Co Rd. 50 Unevaluated HE-COC-00026 St. Thomas Catholic Church Building 20000 County Rd 10 Unevaluated HE-COC-00079 Bridge 90586 Structure CSAH 50 over South Fork Rush Creek Not Eligible 5.5 Historic Maps, Atlases, and Aerial Photographs Stantec reviewed the original GLO surveys, atlas maps, topographic maps, and historic aerial imagery of the APE. The original 1855 GLO survey and 1964 Trygg interpretation of the original survey notes do not indicate any structures or features within the APE (GLO 1855; Trygg 1964; see Figure 4 in Appendix A). Recorded vegetation at the time of the original survey consisted of marsh in the western half of the APE and upland forest throughout the remainder of the APE (GLO 1855; Trygg 1964). The 1873 plat map indicates one structure in the southeast corner of the APE, on land owned by P.B. Corcoran at the time (Wright 1973). The City of Corcoran and Corcoran township are both named for P.B. Corcoran, mentioned above in Section 3.3. Plat maps from 1898, 1913, and 1916 all show a stream running north-south through the east half of the APE, with no structures mapped within the APE (Dahl 1898; State of Minnesota 1916; Westby 1913). Stantec reviewed United State Geological Survey (USGS) topographic maps of the APE for features or structures within the APE. On the 1909 and 1958 Rockford MN 7.5’ quadrangle, one structure is indicated in the southeast corner of the APE, along what is now County Road 10. An intermittent stream is also shown running north-south through the east half of the APE (USGS 1909, 1958). The structure is not mapped on the 1981 Hamel MN 7.5’ quadrangle and Corcoran Community Park is shown in the APE (USGS 1981). In aerial imagery from 1937, the APE is covered by row-crop agriculture and has been largely deforested. One farmstead appears in the southeast corner of the APE along what is now County Road 10 (UMN 2015). Little change appears in aerial imagery from 1945, 1957, 1960, and 1971 (UMN 2015). The farmstead was demolished between 1977 and 1975, when the eastern half of the park appears in aerial imagery; the unnamed branch of Rush Creek appears channelized through the park beginning in 1975 aerial imagery An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 6 Work Summary Project: 193807229 11 (Nationwide Environmental Tile Research, LLC 2024). The western half of the park first appears in 1991 aerial imagery (Nationwide Environmental Tile Research, LLC 2024). 6 Work Summary The Phase I archaeological reconnaissance survey was conducted on September 23, 26, and 27, 2024 under Minnesota Archaeological Survey License 24-377. Angela Julin, MA, RPA, served as Principal Investigator. Joshua Jensen served as Field Director. The APE consisted of two agricultural fields along the western edge and a manicured lawn and park facilities throughout the rest of the APE (see Figure 5 in Appendix A). 6.1 Agricultural Fields The agricultural fields consisted of harvested corn, yielding 80 to 90 percent ground surface visibility; therefore, pedestrian survey was conducted in lieu of shovel testing (see Photo 1; Figure 5 in Appendix A). No cultural materials were identified in the agricultural fields. Photo 1. Agricultural Field Overview, Facing West. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 6 Work Summary Project: 193807229 12 6.2 Park The park portion of the APE consisted of six baseball fields, three gravel parking lots, a playground, pavilion, tennis courts, and other facilities (see Photo 2; Figure 5 in Appendix A). A majority of the area was covered in manicured grass, completely obscuring the ground surface. The park was heavily landscaped, and the parking lots and baseball fields appeared mechanically leveled (see Photos 3 and 4). The creek flowing through the eastern half of the park is channeled, consisting of unnatural straight sections and angled corners (see Photo 5). Due to the obvious disturbances associated with the initial construction of the park and mapped hydric soils within the APE, shovel testing was limited to two landforms with non-hydric soils. Auger tests were excavated on landforms within hydric soils; the landforms included mapped hydric areas along the northwestern boundary of the APE, the southwestern portion of the APE, and baseball fields. Photo 2. Representative Overview of Park Facilities, Facing North. Photo 3. Representative Overview of Park Landscaping, Facing Northwest. Photo 4. Representative Overview of Park Facilities and Landscaping, Facing Northeast. Photo 5. Representative Overview of Channelized Creek, Facing South-southwest. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 6 Work Summary Project: 193807229 13 A total of 27 shovel tests were excavated within the APE (see Figure 5 in Appendix A). Sixteen shovel tests were excavated along the northern edge of the APE (see Table 4). The typical shovel test soil profile along the northern edge of the APE consisted of a 10YR 3/2 very dark grayish brown sandy loam Ap horizon extending on average between 20 and 30 cmbgs over a 10YR 4/4 dark yellowish brown sandy loam Bt1 horizon excavated to an average depth between 30 and 40 cmbgs (see Photo 6). Pebbles and gravels typically constituted 5 to 20 percent of both the Ap and Bt1 horizons. The Ap horizon is within the range of mapped Angus loam when accounting for the dry conditions (NRCS 2024). The observed soils were sandier and contained more gravel than the typical profile for Angus loam but was within the published range of characteristics (NRCS 2024). Photo 6. ST 10, Overview. Table 4. Shovel Test Profiles - North Edge Shovel Test Horizon Depth (cmbgs) Munsell Soil Texture Notes Cultural Materials? 2 Ap Bt1 0 – 26 26 – 40 10YR 2/2 10YR 5/4 Sandy loam Sandy clay loam No 3 Ap Bt1 0 – 16 16 – 27 10YR 5/1 10YR 6/4 Sandy loam with 1% pebbles Sandy loam with 1% pebbles No 4 Ap Bt1 0 – 18 18 – 34 10YR 3/2 10YR 4/4 Sandy loam with 1% pebbles Sandy loam No 5 Ap/A 0 – 56 10YR 3/2 Sandy loam Terminated at compact soil No 6 Ap Bt1 0 – 26 26 – 36 10YR 4/2 10YR 5/4 Sandy loam with 1% pebbles Sandy clay loam No An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 6 Work Summary Project: 193807229 14 Shovel Test Horizon Depth (cmbgs) Munsell Soil Texture Notes Cultural Materials? 7 Ap Bt1 0 – 36 36 – 42 10YR 3/2 10YR 4/4 Sandy loam with 5-20% pebbles/gravel Sandy loam with 5-20% pebbles No 8 Ap Bt1 0 – 24 24 – 36 10YR 4/2 10YR 4/4 Sandy loam with 5-20% pebbles/gravel Sandy clay loam with 5-20% pebbles/gravel No 9 Ap Bt1 0 – 20 20 - 34 10YR 3/2 10YR 4/4 Sandy loam with 1-5% pebbles Sandy loam with 5-20% pebbles No 10 Ap Bt1 0 – 28 28 – 42 10YR 3/2 10YR 4/4 Sandy loam with 5-20% pebbles/gravel Sandy loam with 5-20% pebbles/gravel No 11 Ap A AB 0 – 30 30 – 90 90 – 100 10YR 3/2 10YR 2/1 10YR 2/1 + 10YR 4/4 Sandy loam with 5-20% pebbles/gravel Loam Clay loam No 12 Ap Bt1 0 – 40 40 – 52 10YR 3/2 10YR 4/4 Sandy loam with 5-20% pebbles/gravel Sandy clay loam with 5-20% pebbles/gravel No 13 Ap Bt1 0 – 20 20 - 36 10YR 3/2 10YR 4/4 Sandy loam with 5-20% pebbles/gravel Sandy loam with 5-20% pebbles/gravel No 14 Ap 0 – 65 10YR 3/2 Sandy loam with 1-5% pebbles/gravel Terminated at root impasse No 15 Ap Bt1 0 – 50 50 - 62 10YR 2/2 10YR 4/2 Loam Sandy loam No 16 Ap Bt1 0 – 35 35 - 45 10YR 3/2 10YR 5/2 Sandy loam with 5-20% pebbles/gravel Sandy loam with 5-20% pebbles/gravel No 17 Ap Bt1 0 – 31 31 - 51 10YR 3/2 10YR 4/4 Loam Sandy loam No Eleven shovel tests were excavated south of the western baseball fields (see Table 5; Figure 5 in Appendix A). The typical shovel test soil profile south of the western baseball fields consisted of a 10YR 3/2 very dark grayish brown silty clay mottled with 30 percent 10YR 7/3 very pale brown silty clay Fill 1 horizon extending An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 6 Work Summary Project: 193807229 15 10 cm cmbgs over a 10YR 5/6 yellowish brown silty clay mottled with 30 percent 10YR 5/3 brown silty clay Fill 2 horizon extending to 105 cmbgs (see Photo 7). Oxidized iron concentrations and/or streaks were noted in both fill horizons. Poorly sorted pebbles constituted one to five percent of the Fill 1 horizon and poorly sorted gravels constituted 20 to 50 percent of the Fill 2 horizon. The gravely clay fill is entirely different from the mapped Lester loam and is the result of landscaping observed throughout the park (NRCS 2024). STs 1 and 20 were excavated on top of a berm and consisted of a 10YR 2/2 very dark brown sandy loam Ap horizon extending between 44 and 48 cmbgs over a 10YR 5/2 grayish brown sandy loam E horizon extending between 54 and 60 cmbgs (see Photo 8). The Ap and E horizons included 1 to 5 percent pebbles and gravels. The soil profiles from STs 1 and 20 are within the listed range of characteristics of the mapped Lester loam; however, the berm is primarily mapped within hydric soils and does not appear to be a natural landform (NRCS 2024). STs 18 and 19 had profiles consisting of a 10YR 2/1 black sandy clay loam A1 horizon extending between 53 and 102 cmbgs over a 10YR 3/2 very dark gray clay A2 horizon extending between 65 and 112 cmbgs (see Photo 9). The profile is deeper and contains more clay than the mapped Cordova loam (NRCS 2024). No cultural materials were identified during shovel testing. Photo 7. ST A 03, Overview. Photo 8. ST 01, Overview. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 6 Work Summary Project: 193807229 16 Photo 9. ST 19, Overview. Table 5. Shovel Test Profiles - South of Baseball Fields Shovel Test Horizon Depth (cmbgs) Munsell Soil Texture Notes Cultural Materials? A 1 Fill 1 Fill 2 0 – 26 26 - 34 10YR 2/2 10YR 5/2 + 10YR 5/6 Loam with 1-5% pebbles/gravel Sandy clay loam with 1-5% pebbles/gravel No A 2 Fill 1 Fill 2 0 – 20 20 - 38 10YR 2/1 10YR 5/1 Clay loam with 1-5% pebbles/gravel Clay loam with 5-20% gravel No A 3 Fill 1 Fill 2 0 – 10 10 – 105 10YR 3/2 10YR 5/6 + 10YR 5/2 Silty clay with 1-5% pebbles Silty clay with 5-20% pebbles/gravel Oxidized Fe streaks in Fill 2 No A 4 Fill 1 Fill 2 0 – 22 22 - 35 10YR 2/1 10YR 5/4 + 10YR 4/2 Sandy clay Loamy sand with 1% pebbles Oxidized Fe inclusions in Fill 2 No A 5 Fill 1 Fill 2 0 – 20 20 – 30 10YR 2/2 10YR 5/3 Loam with 1% pebbles Sandy clay loam with 5-20% pebbles/gravel No B 1 Fill 1 Fill 2 0 – 26 26 - 37 10YR 2/1 10YR 5/2 + 10YR 4/4 Sandy clay with 1-5% pebbles Loamy sand with 1-5% pebbles Oxidized Fe inclusions in Fill 2 No C 1 Fill 1 Fill 2 0 – 20 20 – 34 10YR 2/2 10YR 5/2 Clay loam with 1-5% gravel Clay loam with 1-5% gravel Oxidized Fe inclusions in Fill 2 No An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 6 Work Summary Project: 193807229 17 Shovel Test Horizon Depth (cmbgs) Munsell Soil Texture Notes Cultural Materials? 1 A E 0 – 44 44 – 60 10YR 2/2 10YR 5/2 Sandy loam with 1-5% pebbles/gravel Sandy loam with 1-5% pebbles/gravel No 18 A1 A2 0 – 53 53 – 65 10YR 2/1 10YR 4/2 Sandy clay loam Clay No 19 A1 A2 0 – 102 102-112 10YR 2/1 10YR 3/2 Sandy clay loam Clay No 20 A E 0 – 48 48 - 54 10YR 2/2 10YR 5/2 Sandy loam with 1-5% gravel Sandy loam with 1-5% gravel No Nine auger tests were excavated on landforms mapped as hydric soils throughout the APE (see Figure 5 in Appendix A). The auger tests did not have a consistent soil profile (see Table 6). The auger tests within the baseball fields (Augers 2, 3, 8, and 9) consisted of mottled sandy loams and clays with slight to moderate inclusions of pebbles and gravels. The soil profiles are inconsistent with mapped soils and the inconsistency is likely the result of filling and landscaping to produce dry, flat baseball fields (NRCS 2024). The remaining augur tests consisted of very dark brown or grayish brown to black sand clay with slight pebble and gravel inclusions. The aforementioned soil profiles are inconsistent with the mapped Cordova loam but are closer to the nearby recorded Glencoe clay loam (NRCS 2024). No cultural materials were identified during auger testing. Table 6. Auger Test Soil Profiles Auger Horizon Depth (cmbgs) Munsell Soil Texture Notes Cultural Materials? 1 Fill 1 Fill 2 Fill 3 0 – 22 22 – 32 32 - 77 10YR 3/2 + 10YR 4/4 10YR 4/4 10YR 5/3 + 7.5YR 5/8+ 10YR 6/2 Silt loam Silt loam with 5-20% pebbles/gravel Clay loam with 1-5% pebbles Terminated due to gravely soil No 2 Fill 1 Fill 2 0 – 15 15 – 80 10YR 2/2 10YR 5/4 Sandy loam with 1-5% pebbles/gravel Clay loam 5-20% pebbles/gravels Terminated due to gravely soil No 3 Fill 1 Fill 2 0 – 20 20 - 90 10YR 2/2 10YR 5/4 + 10YR 4/4 + 10YR 6/2 Sandy loam with 1-5% pebbles Clay loam with 5-20% pebbles/gravel Terminated due to gravely soil No 4 A1 AB 0 – 65 65 – 73 10YR 2/1 10YR 4/2 Sandy clay Sandy clay No An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 7 Results and Recommendations Project: 193807229 18 Bg1 73 – 90 10YR 5/3 + 10YR 6/3 Sandy Clay with 1% pebbles 5 Ap A AB 0 – 13 13 – 58 58 - 105 10YR 3/2 10YR 2/1 10YR 2/1 + 10YR 5/3 Loamy sand with 1-5% pebbles Sandy clay with 1-5% pebbles Clay iron redox in A 3 No 6 Ap A 0 – 35 35 – 52 10YR 2/1 10YR 3/2 Clay loam with 1-5% pebbles Clay with 1% pebbles ironredox in A 2 No 7 Ap A 0 – 37 37 - 57 10YR 2/2 10YR 3/2 Sandy clay with 1% gravel Sandy clay with 1% gravel No 8 Fill 1 Fill 2 0 – 26 26 – 42 10YR 2/1 + 10YR 5/6 10YR 6/4 + 10YR7/2 Loamy sand with 1-5% pebbles Clay loam with 5-20% pebble/gravel Terminated due to gravely soil No 9 Fill 1 Fill 2 Fill 3 0 – 21 21 – 53 53 – 77 10YR 2/2 + 10YR 5/4 10YR 5/6 10YR 3/2 + 10YR 5/6 Sandy loam with 1-5% gravel Sandy loam with 1-5% gravel Sandy loam with 1-5% gravels Terminated due to gravely soil, iron redox in Fill 3 No 7 Results and Recommendations The Phase I archaeological reconnaissance survey was conducted on September 23, 26, and 27, 2024. No cultural materials were identified during the archaeological survey. The unnatural landforms, numerous facilities, and disturbed soils and fill suggest that the majority of the APE was previously disturbed during the construction of the extant park facilities and has low potential to yield intact archaeological sites. Stantec recommends a finding of No Historic Properties Affected for the Project. No further archaeological work is recommended should the Project proceed as planned. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 8 References Cited Project: 193807229 19 8 References Cited Anfinson, Scott 2005. SHPO Manual for Archaeological Projects in Minnesota. State Historic Preservation Office, St. Paul, Minnesota. https://mn.gov/admin/assets/archsurvey_tcm36-327672.pdf. 2011. State Archaeologist’s Manual for Archaeological Projects in Minnesota. Office of the State Archaeologist, St. Paul, Minnesota. https://mn.gov/admin/assets/OSAmanual_tcm36-186982.pdf. City of Corcoran. 2024. History, Electronic document. https://www.corcoranmn.gov/our_community/history, accessed September 2024. Dahl, Peter M. 1898. Plat Book of Hennepin County, Medina Township. Northwester Map Publishing Company; E. P. Noll & Company. https://cdm16022.contentdm.oclc.org/digital/collection/mhs/id/1254, accessed September 2024. Dobbs, C. A. 1989. Historic Context Outlines: The Contact Period Contexts (ca 1630 A.D. – 1820 A.D.) Draft Reports of Investigations No. 39. Institute for Minnesota Archaeology, Minneapolis. Submitted to the State Historic Preservation Office, Minnesota Historical Society, Saint Paul. Fond du Lac Band of Lake Superior Chippewa. 2018. Onigamiinsing Dibaajimowinan Duluth’s Stories, Electronic Document. http://www.duluthstories.net/index.html, accessed September 2024. General Land Office (GLO). 1855. Original Survey, MN, 5th PM, T119N – R23W. U.S. Department of the Interior, Bureau of Land Management, https://glorecords.blm.gov/details/survey/default.aspx?dm_id=232242&sid=esv0ej4t.mer#surveyD etailsTabIndex=1, accessed September 2024. Gibbon, Guy. 2012. Archaeology of Minnesota: The Prehistory of the Upper Mississippi River Region. University of Minnesota Press, Minneapolis. Gibbon, Guy E., Craig M. Johnson, and Elizabeth Hobbs. 2002. Minnesota’s Environment and Native American Culture History, https://www.dot.state.mn.us/mnmodel/P3FinalReport/chapter3.html#ch344, accessed September 2024 Hennepin County. 2024. History of Hennepin County, Electronic document, https://www.hennepin.us/en/your-government/overview/overview-of-hennepin-county, accessed September 2024. Holmquist, June D. 1981. They Chose Minnesota: A Survey of the State’s Ethnic Groups. Chicago: Minnesota, Historical Society Press, Saint Paul. Horton, D. John, Carma A. San Juan, and Douglas B. Stoeser. 2017. The State Geological Map Compilation (SGMC) geodatabase of the conterminous United States. United States Geological Survey. Electronic document: https://pubs.usgs.gov/publication/ds1052, accessed September 2024. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 8 References Cited Project: 193807229 20 Jirsa, Mark A. Terrence J. Boerboom, V.W. Chandler, John H. Mossler, Anthony C. Runkel, and Dale R. Setterholm 2011. S-21 Geologic Map of Minnesota—Bedrock Geology. Minnesota Geological Survey, University of Minnesota, Minneapolis, Minnesota. Electronic document: https://conservancy.umn.edu/handle/11299/101466, accessed September 2024. Minnesota Department of Natural Resources (MDNR) 2024a. Ecological Classification System - Big Woods Subsection. https://www.dnr.state.mn.us/ecs/222Mb/index.html, accessed September 2024. 2024b. Minnesota’s watershed basins. https://www.dnr.state.mn.us/watersheds/map.html, accessed September 2024. Minnesota Office of the State Archaeologist (OSA). 2024a. Office of the State Archaeologist Portal, https://osaportal.gisdata.mn.gov/, accessed September 2024. 2024b. Prehistoric Period. Electronic document, https://mn.gov/admin/archaeologist/the- public/mn-archaeology/prehistoric-period/, accessed September 2024. Minnesota State Historic Preservation Office (SHPO) 2017. Historic and Architectural Survey Manual. State Historic Preservation Office, St. Paul, Minnesota. https://mn.gov/admin/assets/surveymanual082017_tcm36-327675.pdf National Park Service (NPS) 1983. Secretary of the Interior’s Standards and Guidelines for Archeology and Historic Preservation. Federal Register 48(190):44716-44740. Natural Resources Conservation Service (NRCS). 2024. Web Soil Survey. Electronic document, https://websoilsurvey.nrcs.usda.gov/app/WebSoilSurvey.aspx, accessed September 2024. Nationwide Environmental Title Research, LLC. 2024. Historic Aerials by NETROnline. Electronic document, https://historicaerials.com/viewer, accessed September 2024. New History. 2020. New History Historic Context and History-Architecture Survey. Minneapolis in the Modern Era: 1930-1975. Parsons, E. Dudley. 1916. The Story of Minnesota, American Book Company, New York. State of Minnesota. 1916. Minnesota Plat Book. https://geo.lib.umn.edu/collections/digitizedplatbooks/stateofmn1916.html, accessed September 2024. Thwaites, Reuben G. (ed). 1898. The Jesuit Relations and Allied Documents 1610 to 1791. The Burrows Brothers, Cleveland, http://moses.creighton.edu/kripke/jesuitrelations/, accessed September 2024 Trygg, J. William, Sr. 1964. Composite Map of United States Land Surveyors’’ Original Plats and Field Notes – Sheet 7. Trygg Land Office, Ely, Minnesota. Westby, P. O. 1913. Atlas of Hennepin County Minnesota. Hennepin Atlas and Publishing Company. Minneapolis, Minnesota. https://geo.lib.umn.edu/collections/digitizedplatbooks/hennepin1913index.htm, accessed September 2024. An Archaeological Reconnaissance Survey of the Corcoran Park Remaster Project 8 References Cited Project: 193807229 21 World History Project. 2018. Nov 30, 1803: Louisiana is Transferred from Spanish Control to French Control, https://worldhistoryproject.org/1803/11/30/louisiana-is-transferred-from-spanish-control- to-french-control, accessed May 2024. Wright George B. 1873. Hennepin County Atlas. St. Paul Lithographic and Engraving Company, St. Paul Minnesota. https://collection.mndigital.org/catalog/mhs:865#?c=&m=&s=&cv=&xywh=-345%2C- 144%2C3779%2C2866, accessed September 2024. United States Geological Survey (USGS). 1909. Rockford 1909 https://ngmdb.usgs.gov/ht- bin/tv_browse.pl?id=f5b4890178eb72c9b12cdcf44592e3af, accessed August 2024 1958. Rockford 1958 https://ngmdb.usgs.gov/ht- bin/tv_browse.pl?id=268f3a22beeef905275f4d3590b2670c, accessed August 2024. 1981. Hamel 1981 https://ngmdb.usgs.gov/ht- bin/tv_browse.pl?id=b393d8f032aaf55f455b661aecf436b4, accessed August 2024 University of Minnesota (UMN). 2015. Minnesota Historic Aerial Photographs Online. University of Minnesota Libraries. Electronic document, https://apps.lib.umn.edu/mhapo/ accessed August 2024. An Archaeological Reconnaissance Survey of the Corcoran City Park Project Project: 193807229 Appendix A Anoka Co. Carver Co. Hennepin Co. Ra m s e y C o . Wright Co. Minneapolis St. Paul §¨¦694 §¨¦35E §¨¦94 §¨¦35W §¨¦394 §¨¦35 §¨¦494 Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Figure No. Project Location "($$¯ U: \ 1 9 3 8 \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ A r c P r o \ C u l t u r a l \ 1 9 3 8 0 7 2 2 9 _C o r c o r a n C i t y P a r k _ A r c h a e o l o g y . a p r x R e v i s e d : 2 0 2 4 - 1 0 - 1 1 B y : j s e i b e l Legend Project Boundary Page 1 of 1 Notes 1. Coordinate System: NAD 1983 StatePlane Minnesota South FIPS 2203 Feet 2. Data Sources: Stantec, Esri, USCB, USGS 3. Background: USGS 7.5' Topographic Quadrangles (At original document size of 8.5x11) 1:24,000 0 1,000 2,000 Feet Prepared by JDS on 2024-08-28 TR by MP on 2024-08-28 IR by XXX on 2024-XX-XX T119N, R23W, S23 C. of Corcoran, Hennepin Co., MN 193807229Client/Project City of Corcoran Phase I Archaeological Survey for the Corcoran Park Remaster Project Title Project Location 1 Hennepin Co. Corcoran Maple Grove T119N, R23W, S23 T119N, R23W, S26 Co Rd 50 C o R d 10 Rebecca Park Trl B a s s L a k e Rd Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Figure No. Project Location "($$¯ U: \ 1 9 3 8 \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ A r c P r o \ C u l t u r a l \ 1 9 3 8 0 7 2 2 9 _C o r c o r a n C i t y P a r k _ A r c h a e o l o g y . a p r x R e v i s e d : 2 0 2 4 - 1 0 - 1 1 B y : j s e i b e l Legend Project Boundary Page 1 of 1 Notes 1. Coordinate System: NAD 1983 StatePlane Minnesota South FIPS 2203 Feet 2. Data Sources: Stantec, Esri, USCB, USGS 3. Background: NAIP 2021 (At original document size of 8.5x11) 1:4,800 0 200 400 Feet Prepared by JDS on 2024-08-28 TR by MP on 2024-08-28 IR by XXX on 2024-XX-XX T119N, R23W, S23 C. of Corcoran, Hennepin Co., MN 193807229Client/ProjectCity of Corcoran Phase I Archaeological Survey for the Corcoran Park Remaster Project Title Project Location 2 Hennepin Co.Wr i g h t C o . ")101 ST55 £¤12 §¨¦694 §¨¦494 §¨¦94 HE-COC-00025 HE-COC-00032 HE-COC-00019 HE-COC-00079 HE-COC-00017 HE-COC-00026 21HE0380 21HE0379 Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Figure No. Project Location Title "($$¯ U: \ 1 9 3 8 \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ A r c P r o \ C u l t u r a l \ 1 9 3 8 0 7 2 2 9 _C o r c o r a n C i t y P a r k _ A r c h a e o l o g y . a p r x R e v i s e d : 2 0 2 4 - 1 0 - 1 1 B y : j s e i b e l Legend Project Boundary 1 Mile Buffer Archaeological Site MnSHIP NR Listed or Eligible* Inventoried NR Listed or Eligible* Inventoried* NR Listed or Eligible* Inventoried* Restricted* Page 1 of 1*No Features Within Data Frame Notes 1. Coordinate System: NAD 1983 StatePlane Minnesota South FIPS 2203 Feet 2. Data Sources: Stantec, Esri, USCB, USGS, MnSHIP, OSA 3. Background: Esri World Topographic Map (At original document size of 8.5x11) 1:24,000 0 1,000 2,000 Feet Prepared by JDS on 2024-08-28 TR by MP on 2024-08-28 IR by XXX on 2024-XX-XX T119N, R23W, S23 C. of Corcoran, Hennepin Co., MN 193807229Client/ProjectCity of Corcoran Phase I Archaeological Survey for the Corcoran Park Remaster Project Literature Review 3 CONFIDENTIAL Anoka Co. Carver Co. Hennepin Co. Ra m s e y C o . Wright Co. Minneapolis St. Paul §¨¦694 §¨¦35E §¨¦94 §¨¦35W §¨¦394 §¨¦35 §¨¦494 Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Figure No. Project Location Title "($$¯ U: \ 1 9 3 8 \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ A r c P r o \ C u l t u r a l \ 1 9 3 8 0 7 2 2 9 _C o r c o r a n C i t y P a r k _ A r c h a e o l o g y . a p r x R e v i s e d : 2 0 2 4 - 1 0 - 1 1 B y : j s e i b e l Legend Project Boundary Page 1 of 1 Notes 1. Coordinate System: NAD 1983 StatePlane Minnesota South FIPS 2203 Feet 2. Data Sources: Stantec, Esri, USCB, USGS 3. Background: Plat Map 1856 (At original document size of 8.5x11) 1:24,000 0 1,000 2,000 Feet Prepared by JDS on 2024-08-28 TR by MP on 2024-08-28 IR by XXX on 2024-XX-XX T119N, R23W, S23 C. of Corcoran, Hennepin Co., MN 193807229Client/ProjectCity of Corcoran Phase I Archaeological Survey for the Corcoran Park Remaster Project General Land Office Records Survey Map 4 Hennepin Co. Corcoran Maple Grove #* #* #* #* #*#* #* #* #* ST-17 ST-16 ST-15 ST-14 ST-13 ST-12 ST-11 ST-08 ST-07 ST-06 ST-05 ST-04 ST-03 ST-02ST-09 ST-10 ST-A 01ST-A 02 ST-A 03 ST-A 04 ST-A 05 ST-B 01 ST-C 01 ST-20 ST-01 ST-18 ST-19 Auger 01 Auger 03 Auger 08 Auger 02 Auger 05 Auger 04 Auger 07 Auger 09 Auger 06 T119N, R23W, S23 T119N, R23W, S26 Co Rd 50 C o R d 10 Rebecca Park Trl B a s s L a k e Rd Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Figure No. Project Location Title "($$¯ U: \ 1 9 3 8 \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ A r c P r o \ C u l t u r a l \ 1 9 3 8 0 7 2 2 9 _C o r c o r a n C i t y P a r k _ A r c h a e o l o g y . a p r x R e v i s e d : 2 0 2 4 - 1 0 - 1 1 B y : j s e i b e l Legend Project Boundary #*Auger Test Positive Shovel Test* Negative Shovel Test Page 1 of 1*No Features Within Data Frame Notes 1. Coordinate System: NAD 1983 StatePlane Minnesota South FIPS 2203 Feet 2. Data Sources: Stantec, Esri, USCB, USGS 3. Background: NAIP 2021 (At original document size of 8.5x11) 1:4,800 0 200 400 Feet Prepared by JDS on 2024-10-11 TR by MP on 2024-10-11 IR by XXX on 2024-XX-XX T119N, R23W, S23 C. of Corcoran, Hennepin Co., MN 193807229Client/ProjectCity of Corcoran Phase I Archaeological Survey for the Corcoran Park Remaster Project Survey Results 5 Wi t h e v e r y c o m m u n i t y , w e r e d e f i n e w h a t ’ s p o s s i b l e . Stantec is a global leader in sustainable architecture, engineering, and environmental consulting. The diverse perspectives of our partners and interested parties drive us to think beyond what’s previously been done on critical issues like climate change, digital transformation, and future-proofing our cities and infrastructure. We innovate at the intersection of community, creativity, and client relationships to advance communities everywhere, so that together we can redefine what’s possible. From:Jessica Christensen Buck To:Bot, Courtnay Cc:Mitchell, Liam Subject:FW: Corcoran City Park Project (20200 County Road 50, Corcoran, MN) HUD Program Date:Wednesday, November 13, 2024 12:27:01 PM Attachments:image003.png image004.png image005.png Hi Courtnay – See below for the email from this morning regarding Leonard’s response. Thanks! From: Leonard Wabasha (TO) <leonard.wabasha@shakopeedakota.org> Sent: Thursday, November 7, 2024 6:42 AM To: Jessica Christensen Buck <jchristensenbuck@corcoranmn.gov> Cc: Jay Tobin <jtobin@corcoranmn.gov>; jrbathel7@yahoo.com Subject: RE: Corcoran City Park Project (20200 County Road 50, Corcoran, MN) HUD Program Dear Jessica Christensen Buck After having viewed the archaeological report by Stantec the Shakopee Mdewakanton Sioux Community is in concurrence with the finding of no significant impact. Thank you and Have a Great Day! LEONARD WABASHA Tribal Historic Preservation Officer • Cultural Resources Shakopee Mdewakanton Sioux Community d: 952.496.6120 shakopeedakota.org Leonard.Wabasha@shakopeedakota.org The Shakopee Mdewakanton Sioux Community is a federally recognized, sovereign Indian tribe located southwest of Minneapolis/St. Paul. With a focus on being a good neighbor, good steward of the earth, and good employer, the SMSC is committed to charitable donations, community partnerships, a healthy environment, and a strong economy. From: Jessica Christensen Buck <jchristensenbuck@corcoranmn.gov> Sent: Wednesday, November 6, 2024 4:26 PM To: Leonard Wabasha (TO) <leonard.wabasha@shakopeedakota.org> Cc: Jay Tobin <jtobin@corcoranmn.gov>; jrbathel7@yahoo.com This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. You don't often get email from jchristensenbuck@corcoranmn.gov. Learn why this is important Subject: RE: Corcoran City Park Project (20200 County Road 50, Corcoran, MN) HUD Program This message came from outside the organization. Do Not click on links, open attachments or respondunless you know the content is safe. Hi Leonard – I apologize for the delay – please see the attached draft phase 1 archeology report for the project. Thank you! From: Leonard Wabasha (TO) <leonard.wabasha@shakopeedakota.org> Sent: Wednesday, October 30, 2024 3:42 PM To: Jessica Christensen Buck <jchristensenbuck@corcoranmn.gov> Cc: Jay Tobin <jtobin@corcoranmn.gov>; jrbathel7@yahoo.com Subject: RE: Corcoran City Park Project (20200 County Road 50, Corcoran, MN) HUD Program Thank you for the opportunity to consult, is the Archaeological Study available for me to view? I would need to see the actual report. Thank you and Have a Great Day! LEONARD WABASHA Tribal Historic Preservation Officer • Cultural Resources Shakopee Mdewakanton Sioux Community d: 952.496.6120 shakopeedakota.org Leonard.Wabasha@shakopeedakota.org The Shakopee Mdewakanton Sioux Community is a federally recognized, sovereign Indian tribe located southwest of Minneapolis/St. Paul. With a focus on being a good neighbor, good steward of the earth, and good employer, the SMSC is committed to charitable donations, community partnerships, a healthy environment, and a strong economy. From: Jessica Christensen Buck <jchristensenbuck@corcoranmn.gov> Sent: Wednesday, October 30, 2024 1:42 PM To: Leonard Wabasha (TO) <leonard.wabasha@shakopeedakota.org> You don't often get email from jchristensenbuck@corcoranmn.gov. Learn why this is important Cc: Jay Tobin <jtobin@corcoranmn.gov> Subject: Corcoran City Park Project (20200 County Road 50, Corcoran, MN) HUD Program This message came from outside the organization. Do Not click on links, open attachments or respondunless you know the content is safe. Good afternoon – A letter detailing the City of Corcoran's planned park project and its associated federal funding from HUD has been mailed to you, and this email serves as an additional contact point. As outlined, the City is conducting an environmental review per HUD and National Historic Preservation Act regulations, including a tribal consultation to identify and assess any potential impacts on historic properties of religious or cultural significance. If you are interested in participating as a consulting party in this review, we encourage you to respond. Additionally, any initial concerns about potential impacts on culturally significant properties can be included in your reply. Should you choose to consult, please include the name and contact information of your tribe's principal representative. Your feedback is valued, and we look forward to collaborating to ensure that any historic properties of significance to your tribe are carefully considered. Thank you for your time, ~~~~~~~~~~~~~~~~~~~~~ The information contained in this message is confidential. If you are not the intended recipient, dissemination or copying of this information is prohibited. If you have received this communication in error, please notify the sender and delete the message from your system. Thank you! ~~~~~~~~~~~~~~~~~~~~~ ~~~~~~~~~~~~~~~~~~~~~ The information contained in this message is confidential. If you are not the intended recipient, dissemination or copying of this information is prohibited. If you have received this communication in error, please notify the sender and delete the message from your system. Thank you! ~~~~~~~~~~~~~~~~~~~~~ Caution: This email originated from outside of Stantec. Please take extra precaution. Attention: Ce courriel provient de l'extérieur de Stantec. Veuillez prendre des précautions supplémentaires. Atención: Este correo electrónico proviene de fuera de Stantec. Por favor, tome precauciones adicionales. CarverCounty HennepinCounty AnokaCountyWrightCounty Iowa Michigan Minnesota Nebraska North Dakota South Dakota Wisconsin Project Area Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ C o r c o r a n C i t y P a r k _ E R _ I n q u i r i e s \ M y P r o j e c t 1 0 . a p r x R e v i s e d : 2 0 2 5 - 0 2 - 1 4 B y : l h e r s h l e y Legend Project Area Sole Source Aquifers Page 1 of 1 Notes 1. Coordinate System: NAD 1983 UTM Zone 15N 2. Data Sources: USGS 3. Background: USGS Topo (At original document size of 8.5x11) 1:720,000 0 30,000 60,000 Feet Prepared by LAH on 2025-02-14 T11N, R12W, S05 Corcoran, Hennepin Co., MN 193807229City of Corcoran Corcoran City Downtown Park HUD EA Sole Source Aquifer 5 *Project Area is not on a sole source aquifer Carver County Hennepin County Anoka County Wright County Not In Project Area Raised boardwalk over delineated wetland for it not to be disturbed. 456710 456750 C S A H 1 0 CSAH 50 Project Area Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ C o r c o r a n C i t y P a r k _ E R _ I n q u i r i e s \ M y P r o j e c t 1 0 . a p r x R e v i s e d : 2 0 2 5 - 0 2 - 2 0 B y : t w a v r i n Legend Project Area Delineated Wetland Boundary Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County Aerial, 2024 (At original document size of 8.5x11) 1:3,600 0 150 300 Feet Prepared by LAH on 2025-02-20 T11N, R12W, S05 Corcoran, Hennepin Co., MN 193807229City of Corcoran Corcoran City Downtown Park HUD EA Wetland Delineation Map 2 Carver County Hennepin County Anoka County Wright County Not In Project Area 456710 456750 C S A H 1 0 CSAH 50 Project Area Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 1 9 3 8 0 7 2 2 9 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ C o r c o r a n C i t y P a r k _ E R _ I n q u i r i e s \ M y P r o j e c t 1 0 . a p r x R e v i s e d : 2 0 2 5 - 0 2 - 2 0 B y : t w a v r i n Legend Project Area Page 1 of 1 Notes 1. Coordinate System: NAD 1983 UTM Zone 15N 2. Data Sources: Hennepin County 3. Background: Hennepin County Aerial, 2024 (At original document size of 8.5x11) 1:3,600 0 150 300 Feet Prepared by LAH on 2025-02-20 T11N, R12W, S05 Corcoran, Hennepin Co., MN 193807229City of Corcoran Corcoran City Downtown Park HUD EA Aerial Location Map 1 Memo To: Kevin Mattson, PE, PW Director From: Steve Hegland, PE Nick Wyers, PE Project/File: 227705033 Date: February 19, 2025 Subject: Request for Plans and Specifications on County Road 116 and 79th Place Turn Lane Improvements Council Action Requested We recommend the City Council review and authorize Stantec to prepare plans and specifications for the County Road 116 and 79th Place Turn Lane Improvements. Summary City Staff is asking the City Council for approval to repackage and publicly bid the County Road 116 and 79th Place Turn Lane Improvements Project. The turn lanes onto 79th Place were a part of the City Center Drive and 79th Place Improvements project but were unable to be constructed with the rest of the improvements in 2024 due to the timing of the easement acquisitions. The contractor on the original project, SM Hentges and Sons, provided change order pricing to complete the 79th Place Turn Lane Improvements in 2025 at a cost of $333,916.37. Staff have compared this pricing with recent turn lane projects that the City has bid and would estimate the cost to construct the turn lane improvements to be approximately $250,000. Because of this, we would recommend to the City Council that we bid the County Road 116 and 79th Place turn lane portion of the project. The project would include the construction of the northbound turn lane onto 79th Place, drainage improvement, restriping County Road 116 and installing the appropriate signage. The turn lanes at City Center Drive and the pavement widening north of 79th Place were all completed in 2024 with the City Center Drive and 79th Place Improvements project. The plans for the City Center Drive and 79th Place Improvements will be updated so that the County Road 116 and 79th Place Improvements can be bid as a separate project and clearly delineate the project boundaries. Schedule If approved by the Council, staff would try to bring the updated plans and specifications back to the City Council at the March 13th City Council meeting for authorization to bid the project. The bids would then be brought back to the City Council in April for their approval and be constructed in the spring/early summer of 2025. Agenda Item 6e. February 19, 2025 Kevin Mattson, PE, PW Director Page 2 of 2 Reference: 79th Place Turn Lane Improvements Funding The City of Corcoran was responsible for the roadway portion of the larger City Center Drive and 79th Place Improvements project, which would include the County Road 116 and 79th Place turn lanes. It is anticipated that the 2023a bond proceeds would be used for these turn lane improvements. The estimated costs to repackage and rebid the County Road 116 and 79th Place Turn Lane Improvements is $15,000. The engineering budget on this project is tracking to be under the originally approved budget, even with the additional costs to rebid the turn lane improvements. Engineer’s Recommendation We recommend approving staff to prepare plans and specification for the County Road 116 and 79th Place Turn Lane Improvements. Page 1 of 6 STAFF REPORT Agenda Item 6f. City Council Meeting: February 27, 2025 Prepared By: Dwight Klingbeil Topic: Spaeth Garage CUP (PID 05-119-23-41-0006) (City File No. 24-046) Action Required: Recommendation 1.Application Request Jordan Spaeth, the applicant, requests approval of a conditional use permit (CUP) to allow an accessory structure that would exceed the allowed sidewall height limit of 10 feet in the side yard at 7090 Jubert Lane. Property owners can request deviation from the sidewall height limit for accessory structures via a CUP. 2.Planning Commission Review The Planning Commission held a public hearing on this item at their February 6, 2025, meeting. The Planning Commission unanimously (4-0; Commissioner Yang absent) recommended approval of the application and resolution as drafted. 3.Context Zoning and Land Use The property is guided for Rural/Ag Residential and zoned Rural Residential (RR). The eastern half of the property is located within the Shoreland Overlay District for Rush Creek. The proposed building location does not fall within the shoreland overlay district. The property is not located within the Metropolitan Urban Service Area (MUSA). The property has an existing single-family home with an attached garage area of 720 square feet. Surrounding Properties The immediate surrounding properties are zoned RR, guided for Rural/Ag Residential and are located outside of the MUSA. The properties to the southwest and northeast are residential uses, the properties to the southeast and northwest are vacant parcels containing wetland complexes and wooded areas. Figure 1 Site Location Page 2 of 6 Natural Characteristics of the Site According to the 2040 Natural Resource Inventory Areas map, significant portions of the property are located within a High-Quality Natural Community. The specific natural plant communities on this property are Emergent Wetlands. The wetlands occupy the southern, eastern, and western portions of the parcel. The proposed structure is not within this natural community and is in an upland area of the parcel. This is confirmed in the findings of a 2024 Notice of Decision for a wetland delineation conducted on the property. 4. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, 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, and the approval conditions require compliance with the Memo. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. I. Accessory Structure CUP The applicant proposes to construct a detached garage of 2,720 square feet, with sidewalls of 18 feet within the side yard of the 3.28-acre parcel. Location and Setbacks The proposed building location is in the side yard which is allowed. The garage meets the 10-foot minimum separation from the residence. The structure is closest to the front property line to the west with a setback of 77.6’ feet where a 50-foot Figure 2 Natural Resources Inventory Areas map Figure 3 Site Plan Page 3 of 6 minimum setback is required. The proposed placement far exceeds the minimum side and rear setbacks (20 feet and 15 feet respectively). Size Section 1030.020 of the Zoning Ordinance allows a property of this size to have an accessory structure footprint of up to 2,750 square feet by-right. The first 1,000 square feet of an attached garage is exempt from this allowance, meaning the existing 720 square foot garage will not count toward the maximum allowance. The applicant requests approval of an accessory structure of 2,720 square feet, which complies with this requirement. Building Height The building is located in the side yard and is limited to a maximum sidewall height of 10 feet, which may be exceeded through a CUP. The applicant requests a sidewall height of 18 feet. The building has a total height of roughly 25 feet and does not exceed the 35-foot height limit for the RR district. Architectural Standards The applicant’s narrative describes the outer material of the requested structure as white steel siding. Section 1030.020, Subd. 6 and Section 1060.050, Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing on Accessory Structures via a Certificate of Compliance, provided that they meet the standards adopted by the Minnesota State Building Code and have been treated with a factory applied color coating system that protects against any fading or degradation. Staff did not have any concerns with the materials proposed by the applicant and recommend a condition of approval require confirmation that the siding will include a factory applied color coating to protect against fading or degradation. The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) and overhangs (i.e., the edge extending over the front and rear elevations) of at least 12 inches. The applicant is proposing eaves and overhangs of 24 inches on the structure, which complies with this requirement. Grading and Drainage The existing topography in this area consists of a gradual hill sloping southward from the principal structure to the wetlands. The proposed site plan removes the existing retaining wall in favor of a new retaining wall closer to the house. This allows for a leveled area for the proposed building pad. Any new retaining wall exceeding 4 feet in height (measured from the bottom of the footing to the top of the wall) will require approval of a building permit prior to installation. The applicant’s site plan includes a 3:1 slope south of the proposed structure. Staff recommends increasing this to a 4:1 minimum slope to ensure this area is maintainable in the future. The final grading plan will be reviewed with the building permit. Page 4 of 6 Conditional Use Permit Standards The applicant requests a CUP to exceed the allowable sidewall height of 10 feet with a CUP. In order to grant a CUP, the standards of Section 1070.020 Subd. 3 must be met: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed building is not in conflict with the Comprehensive Plan. b. The establishment, maintenance, or operation of the conditional use will promote and enhance the general public welfare and will not be detrimental to or endanger the public health, safety, morals, or comfort. The establishment, maintenance, or operation of the use will promote and enhance the public welfare as it will allow the property owner to properly store vehicles on his property rather than relying on exterior storage. The CUP for the accessory building would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The building is proposed to be below the 35-foot maximum building height allowed for principal buildings in the RR district. The building would meet or exceed all setback requirements for the RR district. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the accessory structure would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The proposed use will allow for proper storage of items such as vehicles on the property that will protect the use, enjoyment, and property values of surrounding properties. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are used for a mix of residential and agricultural uses. The proposed building does not preclude improvement or further development of the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Page 5 of 6 Adequate public facilities are available to accommodate the proposed use. An additional accessory building will not impact the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. If the CUP is approved with the conditions of approval as recommended by staff, the use will comply with the district regulations for the RR zoning district. g. The conditional use and site conform to performance standards as specified by this Chapter. If the CUP is approved with the conditions of approval as recommended by staff, the use will comply with the performance standards for accessory structures within the Zoning Ordinance. Additionally, the request for a CUP to exceed the by-right sidewall height of 10 feet in the side yard of the property in allowed by Section 1030.020, Subd. 5(D) subject to the following specific standards: 1. The proposed use shall be in conformance with all City regulations. The proposed use is in conformance with the City regulations. The proposed improvements meet setbacks, size requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. A condition of approval included in the draft resolution is that the structure cannot be used for commercial use without a separate approval for a home occupation, nor can it be used as a living space without separate approval for an accessory dwelling unit to ensure compliance with the land use requirements of the RR zoning district. 2. A certificate of survey shall be required that identifies all existing structures on site, including buildings, septic sites, and wells. In addition, the survey shall include the proposed structure, flood plain, wetlands, and any recorded easements. The applicant submitted a certificate of survey and site plan that show the required features. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff finds that the sidewall height complies with the CUP standards as outlined above in this report. 4. The building materials standards required by this Section have been met. Page 6 of 6 As noted previously, the applicant proposes to use white steel siding for exterior materials. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. A condition of approval will require the applicant to provide more information on the steel siding to confirm compliance with this requirement. 5. The proposed building will be compatible with surrounding land uses. The proposed use is compatible with the surrounding land uses. 5. Recommendation Staff recommend approval of the draft resolution approving the CUP for a detached garage exceeding the allowed sidewall height of 10 feet in the side yard. Attachments: 1. Resolution 2025-17 Approving the Conditional Use Permit 2. Engineering Memo dated January 27, 2025 3. Applicant Narrative 4. Site Plan 5. Building Plans City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-17 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED ACCESSORY STRUCTURE FOR JORDAN SPAETH AT 7090 JUBERT LANE (PID 29-119-23-44-0005) (CITY FILE 24-046) WHEREAS, Jordan Spaeth, the landowner, requests approval of a conditional use permit to allow an accessory building with a sidewall height of 18’ at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A conditional permit is approved, in accordance with the application received by the City on December 17, 2024, and additional information received on January 13, 2025. 2. The applicant shall comply with all conditions of the City Engineer’s memo dated January 27, 2025. 3. A conditional use permit is approved to allow a 2,720 sq. ft. accessory building with sidewalls taller than 10 feet in the side yard, based on the finding that that conditional use permit standards in Section 1070.020 are satisfied: a. The proposed use conforms with City regulations, as it meets the necessary setback requirements, architectural requirements, and the underlying requirements of the Rural Residential zoning district. b. The applicant provided a certificate of survey and site plan that shows the required features. c. The proposed use complies with the Conditional Use Permit standards as outlined in Section 1070.020: i. The proposed building does not conflict with the Comprehensive Plan. ii. The establishment, maintenance, and operation of the use will promote and enhance the public welfare as it will allow the applicant to properly store vehicles on his property rather than rely on exterior storage. iii. The use will not be injurious to the use and enjoyment of other properties in the immediate vicinity for the purposes already permitted, nor will it substantially diminish and impair property values within the neighborhood. iv. The establishment of the use will not preclude improvement or further development of the surrounding properties. v. The use will not impact the demand for services as there are adequate public facilities available for the building. City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-17 Page 2 of 4 vi. The use will comply with the district regulations of the Rural Residential zoning district. vii. The proposed use complies with the performance standards for accessory structures within the Zoning Ordinance. d. The proposed building must obtain a Certificate of Compliance to comply with the building material requirements of the Zoning Ordinance. e. The proposed building is compatible with the surrounding land use. 4. The structure cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 5. The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for City approval and such approval is granted. 6. Any new retaining wall exceeding 4 feet in height, measured from the bottom of the footing to the top of the wall, must obtain a building permit prior to installation. 7. Prior to issuance of a building permit, the applicant/landowner must complete the following: a. A grading plan must be submitted for final approval per the City’s Engineer Memo. b. The applicant must obtain a certificate of compliance to allow metal siding on the structure. c. The approving resolution must be recorded at Hennepin County. d. The applicant/landowner must provide proof of recording to the City. 8. The applicant must maintain a positive escrow balance through the duration of the project. If the escrow balance becomes negative, the applicant must pay any balance due plus a new deposit for anticipated remaining staff time within 30-days of receiving a notice from the City. 9. A final inspection of the project to confirm the building is constructed to plan is required prior to final reconciliation and release of the escrow account with the City. City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-17 Page 3 of 4 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of February 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-17 Page 4 of 4 ATTACHEMENT A Lot 9, Block 1, Lake Jubert Estates, Hennepin County, Minnesota. Memo To: Kevin Mattson, PE Public Works Director From: Steve Hegland, PE Kent Torve, PE Project: Spaeth Garage CUP Site Plan Review Date: January 27, 2025 Exhibits: This Memorandum is based on a review of the following document: 1. Conditional Use Permit for New Building Site Plans by Moore Engineering, Inc Dated 1/13/2025 2. Wetland Delineation Report 7090 Jubert Lane by Moore Engineering, Inc. 3. Certificate of Survey by Moore Engineering Inc. dated 12/12/24 Comments: General 1. The applicant is proposing construction a detached shed on the property with a separate drive access. 2. The proposed drive access is 12-feet wide and paved which is in accordance with the City Standards. 3. The proposed building is adjacent to floodplain with a defined elevation of 966. No grading is proposed below this flood elevation. The proposed building finished floor elevation is a 975 which meets the City separation requirements. 4. The proposed site plan proposes a disturbance of approximately 13,000 sf which would not require a stormwater management plan from the City or Watershed. 5. The site plan is proposing 3:1 slopes downstream of the shed. We would recommend increasing to a 4:1 minimum slope to ensure this area is maintainable. 6. The wetland buffers are shown at a 20’ width which is the minimum buffer width when averaging a buffer. As there isn’t a wetland buffer in place, we would recommend showing the average wetland buffer of 25’. 7. The proposed improvements do not adversely impact the City D&U Easements. 8. The site plans notes a culvert invert to the north of the driveway but no new driveway culverts. The site plan should be updated to show the proposed road ditch and drainage more clearly and identify where the existing culvert routes. If a new culvert is proposed underneath the driveway, it should be in compliance with the City Standard detail as it relates to both the size and allowable materials. Memorandum Page | 1 [Project Name] [Delete If Not Used] Memorandum Date: 12/17/2024 Prepared By: Erik Hedman, PE Project: Corcoran, MN 7090 Jubert Lane New Building Contractor: TBD Subject: Conditional Use Permit Narrative Narrative: The residential property, owned by Jordan and Rebecca Spaeth located at 7090 Jubert Lane in Corcoran, MN is considering building an accessory structure on their property. The 5.99 -acre property is in the Urban Reserve Zoning District (UR) and is in a residential neighborhood. The existing property consists of a residential home that is surrounded by wetlands to the east and south. The home is served by an existing well and septic mound. The reason for the request is to add a pole-barn type storage space for vehicles and equipment. This building will also include a bathroom with toilet, sink, and shower. Due to the proposed 18’ height of the sidewalls, a conditional use permit is required since it does not meet the 10’ height limit. The height of the building is necessary to have higher overhead doors (12 to 14 feet) and to maximize storage capacity. The location of the building will meet the 50’ front yard setback, and 35’ setback from the delineated wetland (20’ buffer plus 15’ building setback). The outer material of the building will be white steel siding. There will be a new 2000-gallon septic tank that will provide the sanitary sewer capacity for the building and will tie -in to the existing septic mound in the front yard. Water will be provided from the existing well where a 1 -inch copper Type K service line will extend to the new building. Required setbacks and buffer distances will be met between the existing well, water service line, and new septic tank. A licensed septic designer and plumber will install the new septic tanks and water service lines, and the capacity of the existing systems will be verified to be able to accommodate the additional volume. Two Carlson Parkway, Ste 110, Plymouth, MN 55447 T: 612.355.7726 ERIK B. HEDMAN 57177---- I hereby certify that this plan, specification, or report 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. DATE:LIC. NO.PROJECT No. 24388 VICINITY MAP N W E S FI L E L O C A T I O N : R: \ P r o j e c t s \ 2 4 0 0 0 \ 2 4 3 0 0 \ 2 4 3 8 8 \ C I V I L \ P R O D U C T I O N \ 2 4 3 8 8 _ C o v e r . d w g CORCORAN, MINNESOTA 7090 JUBERT LANE CONDITIONAL USE PERMIT FOR NEW BUILDING PR E L I M I N A R Y moore Consulting Engineering ● Land Surveying www.mooreengineeringinc.com engineering, inc. PROJECT LOCATION TABLE OF CONTENTS Rev Date Rev #Sheet Number Sheet Title GENERAL G-001 COVER CIVIL C-001 LEGEND C-002 GENERAL NOTES SITE PLANS C-601 EXISTING CONDITIONS & REMOVALS C-602 SITE & UTILITY PLAN C-603 GRADING & EROSION CONTROL PLAN ERIK B. HEDMAN 57177---- I hereby certify that this plan, specification, or report 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. DATE:LIC. NO. 24388 EH LM ---- LB PR E L I M I N A R Y PROJECT No. DATE: RECORD: REV DATE: REV NUM: DRAFTER: REVIEWER: MANAGER: DESIGNER: engineering, inc. moore C-001 FI L E L O C A T I O N : R: \ P r o j e c t s \ 2 4 0 0 0 \ 2 4 3 0 0 \ 2 4 3 8 8 \ C I V I L \ P R O D U C T I O N \ 2 4 3 8 8 _ C o v e r . d w g 01.13.2025 ---- CI V I L CO N D I T I O N A L U S E P E R M I T F O R N E W B U I L D I N G 70 9 0 J U B E R T L A N E CO R C O R A N , M I N N E S O T A LE G E N D ---- ---- ---- S.C.E. CIVIL LEGEND ERIK B. HEDMAN 57177---- I hereby certify that this plan, specification, or report 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. DATE:LIC. NO. 24388 EH LM ---- LB PR E L I M I N A R Y PROJECT No. DATE: RECORD: REV DATE: REV NUM: DRAFTER: REVIEWER: MANAGER: DESIGNER: engineering, inc. moore C-002 FI L E L O C A T I O N : R: \ P r o j e c t s \ 2 4 0 0 0 \ 2 4 3 0 0 \ 2 4 3 8 8 \ C I V I L \ P R O D U C T I O N \ 2 4 3 8 8 _ C o v e r . d w g 01.13.2025 ---- CI V I L CO N D I T I O N A L U S E P E R M I T F O R N E W B U I L D I N G 70 9 0 J U B E R T L A N E CO R C O R A N , M I N N E S O T A GE N E R A L N O T E S ---- ---- ---- ERIK B. HEDMAN 57177---- I hereby certify that this plan, specification, or report 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. DATE:LIC. NO. 24388 EH LM ---- LB PR E L I M I N A R Y PROJECT No. DATE: RECORD: REV DATE: REV NUM: DRAFTER: REVIEWER: MANAGER: DESIGNER: engineering, inc. moore C-601 FI L E L O C A T I O N : R: \ P r o j e c t s \ 2 4 0 0 0 \ 2 4 3 0 0 \ 2 4 3 8 8 \ C I V I L \ P R O D U C T I O N \ 2 4 3 8 8 _ S i t e . d w g 01.13.2025 ---- SI T E P L A N S CO N D I T I O N A L U S E P E R M I T F O R N E W B U I L D I N G 70 9 0 J U B E R T L A N E CO R C O R A N , M I N N E S O T A EX I S T I N G C O N D I T I O N S & R E M O V A L S ---- ---- ---- N W E S Scale in Feet 0 30 ERIK B. HEDMAN 57177---- I hereby certify that this plan, specification, or report 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. DATE:LIC. NO. 24388 EH LM ---- LB PR E L I M I N A R Y PROJECT No. DATE: RECORD: REV DATE: REV NUM: DRAFTER: REVIEWER: MANAGER: DESIGNER: engineering, inc. moore C-602 FI L E L O C A T I O N : R: \ P r o j e c t s \ 2 4 0 0 0 \ 2 4 3 0 0 \ 2 4 3 8 8 \ C I V I L \ P R O D U C T I O N \ 2 4 3 8 8 _ S i t e . d w g 01.13.2025 ---- SI T E P L A N S CO N D I T I O N A L U S E P E R M I T F O R N E W B U I L D I N G 70 9 0 J U B E R T L A N E CO R C O R A N , M I N N E S O T A SI T E & U T I L I T Y P L A N ---- ---- ---- N W E S Scale in Feet 0 30 BITUMINOUS DRIVEWAY SECTION NO SCALE ERIK B. HEDMAN 57177---- I hereby certify that this plan, specification, or report 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. DATE:LIC. NO. 24388 EH LM ---- LB PR E L I M I N A R Y PROJECT No. DATE: RECORD: REV DATE: REV NUM: DRAFTER: REVIEWER: MANAGER: DESIGNER: engineering, inc. moore C-603 FI L E L O C A T I O N : R: \ P r o j e c t s \ 2 4 0 0 0 \ 2 4 3 0 0 \ 2 4 3 8 8 \ C I V I L \ P R O D U C T I O N \ 2 4 3 8 8 _ S i t e . d w g 01.13.2025 ---- SI T E P L A N S CO N D I T I O N A L U S E P E R M I T F O R N E W B U I L D I N G 70 9 0 J U B E R T L A N E CO R C O R A N , M I N N E S O T A GR A D I N G & E R O S I O N C O N T R O L P L A N ---- ---- ---- N W E S Scale in Feet 0 30 Page 1 of 6 STAFF REPORT Agenda Item 6g. City Council Meeting: February 27, 2025 Prepared By: Kevin Shay and Kendra Lindahl Topic: Northeast District Plan Zoning Amendment (City File No. 24-047) Action Required: Decision Review Deadline: N/A 1. Request Hempel Development LLC is requesting approval of a zoning ordinance text amendment to the Northeast District Plan and Design Guidelines (Appendix C of the Zoning Ordinance). 2.Planning Commission Review The Planning Commission held a public hearing on February 6th. Other than the applicant, there was no one present to comment on this item. The Commission was supportive of the changes to the architectural standards as drafted. The Commission was supportive of the change to allow a zero setback on shared lot lines with common parking/loading areas and the change to eliminate the parking lot islands in the truck storage area; however, the Commissioners wanted to modify the language to ensure that the green space lost as part of those changes would be provided in the form of additional green space or screening on the perimeter of the site. The applicant did state that trucks with trailers require a minimum of 120 feet of depth to maneuver at the docks. If the setback between lots was required there would be 120 feet of impervious area behind each dock separated by a 20 foot green space (240 feet of impervious between buildings). However, allowing the shared parking and loading area allows them to shrink that area to 200 feet of impervious between buildings. Staff has revised the ordinance language to reflect Planning Commission direction. Page 2 of 6 3. Analysis The Northeast District Plan was adopted on May 26, 2022. As part of the Brockton Business Park application, it was discovered that the material classifications (Class I, Class II and Class III) in the Northeast District plan would prohibit the use of precast concrete panels for all uses in the district, including industrial uses. The image of the Olympus building included in the NE plan was labeled as Class I and is constructed using precast concrete panels. The applicant is proposing to construct two industrial buildings, a 252,120 sq. ft. building and a 286,120 sq. ft. building totaling 538,240 sq. ft. They are both proposed to be finished with painted precast wall panels and aluminum/metal accents. Staff notes that the materials shown in the Olympus image suggest that the intent was to allow precast concrete panels as a Class I material for industrial developments. The requested change would make the text and images consistent. The second change relates to parking areas. The parking language does not include allowances for industrial properties to have flexibility for parking islands where they will conflict with semi-truck parking or from setbacks as part of a shared parking lot. The applicant is also requesting zoning amendments to address these issues. Page 3 of 6 Building Materials The Northeast District Plan has the following language for building material requirements (page 11): “Class III. The following materials are considered class III materials as specified: 2. Unpainted or surface painted plain or ribbed concrete panels… 4. Smooth finished concrete panels” The applicant is requesting a change to the material standards for the NE district to allow smooth and ribbed precast concrete panels as an allowed Class I material for buildings in the I-1 district. Example sheets showing projects using precast concrete panels have been attached to this report which show the color, styles and design of the panels. The panels have become an industry standard for industrial structures due to their durability and flexibility to be used in a wide variety of styles. Staff reviewed the material standards for Brooklyn Park where the Olympus building (above image) is located. Brooklyn Park allows industrial precast concrete panels (with no limit as to type of precast) as a Class I material. Other cities (Maple Grove, Lino Lakes, allow architecturally textured concrete precast or poured in place panels as class I materials. Staff is recommending the language be modified to allow smooth finish precast as an allowed Class I material only in the I-1 district: Class I. The following materials are considered class 1 materials as specified: 1. Brick 2. Marble, granite, or other natural stone 3. Integral colored cast stone (the stone is colored consistently through) 4. Textured cement stucco 5. Architectural wall cladding (Nichiha, Equitone and similar brands) Material must be through colored and at least 5/8 inches thick Smooth Precast Concrete Panels Ribbed Precast Concrete Panels Page 4 of 6 6. Fiber-reinforced cement board siding with a minimum thickness of ¼ inch (for residential use only) 7. Copper 8. Porcelain 9. In the I-1and BP district only: Smooth finished concrete panels. 910. Glass 110. Other materials of similar quality as approved by the City Council. Unpainted or surface painted plain or ribbed concrete panels would continue to be allowed as a Class III material. Staff supports this change as it is consistent with current industrial development standards. Planning Commission should provide feedback. Parking Standards The applicant is requesting that the ordinance be modified to allow shared parking lots. The Northeast district standards simply require compliance “with the standards in Section 1060.060 of the ordinance and the additional standards in this section.” The applicant is requesting that the standards allow a zero-foot setback for areas where cross access easements and stubbed access drives allow vehicles to move between adjacent industrial developments without returning to the public street system. Staff raised this issue as part of the concept plan and noted that the zero-foot setback would be required for the development plan. The zero-foot setback for shared parking lots is allowed within the GMU district. The Planning Commission was supportive of the shared parking but wanted to ensure that green space was prioritized on site. Staff has modified the language to reduce the maximum impervious surface coverage on lots where the shared parking area is requested from 70% to 60% to ensure the green space is provided elsewhere on site. The suggested language amendment (underlined) is: “Parking shall comply with the standards in Section 1060.060 of the ordinance and the additional standards in this section. Parking lot design shall include provisions for cross easements and stubbed access drives to the property line for the use of adjacent properties so that residents and customers do not need to return to the public street system to access adjacent developments. Parking facilities on separate lots in a development with a common lot line separating two or more parking lot areas are not required to comply with the parking/drive aisle setback from the common lot line. Sites utilizing the zero- foot setback shall be limited to 60% impervious surface for the site.” The third requested amendment is to the following section: Page 5 of 6 “Parking bays shall have landscape islands at each end of the parking bay and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These end landscape islands shall provide at least 360 square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area.” Staff recommends that this section be amended to include an exemption for industrial development that utilizes larger truck parking spaces. The larger truck parking spaces are typically used for the parking of semi-trucks and given the operation and size of these vehicles the landscape islands don’t have the same effect as with commercial development. Additionally, the truck parking is typically screened with the building and the screening the landscape islands provide is redundant. Planning Commission was supportive of the amendment but wanted to ensure that the green space that would have been provided in the islands is provided elsewhere on site. The draft language has been modified. The proposed amendment language (underlined) is: “Parking bays shall have landscape islands at each end of the parking bay and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These end landscape islands shall provide at least 360 square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. Parcels zoned I-1 and developed with large truck/trailer parking areas shall be exempt from the intermediate landscape island requirement for the dedicated truck/trailer parking bays but must provide landscaped islands at end of the parking bays. The green space and trees that would have been included in the intermediate landscape islands shall be provided in the end landscape islands or as additional green space outside of the required setbacks.” Summary Staff believes that the applicant’s proposed changes would clarify the district standards and allow development consistent with industrial developments in other communities. Next Steps Following a recommendation from the Planning Commission the zoning amendment will be presented to the City Council at the February 27th meeting. Page 6 of 6 The applicant would incorporate the amended zoning standards into their development proposal. The application for site plan and preliminary plat is tentatively scheduled for a public hearing at the March 6th Planning Commission meeting. 4. Recommendation Move to adopt the following as recommended by Planning Commission: a. Ordinance 2025-XX amending the Northeast District Plan and Design Guidelines (Appendix C of the Zoning Ordinance) b. Resolution 2025-xx approving findings of fact c. Ordinance 2025-xx for Summary Publication Approval of the ordinance amendment and resolution approving findings fact requires a 3/5 vote by the City Council. Approval of the summary publication ordinance requires a 4/5 vote by the City Council. Attachments 1. Draft Ordinance 2025-XX amending the Northeast District Plan 2. Draft Resolution 2025-XX with findings of fact 3. Applicant Narrative 4. Precast Concrete Panel Finish Examples 5. Appendix C (Northeast District Plan) ORDINANCE NO. 2025-543 Motion By: Seconded By: CITY OF CORCORAN AN ORDINANCE AMENDING THE TEXT OF CHAPTER 10 (THE ZONING ORDINANCE) OF THE CORCORAN CITY CODE (CITY FILE 24-047) THE CITY OF CORCORAN ORDAINS: SECTION 1. Amendment of the City Code. The text of Title 10 (Zoning Ordinance), Appendix C (Northeast District Plan and Design Guidelines) of the Corcoran City Code is hereby amended by removing the existing strikethrough text adding the new underlined text as follows: Buildings New development site and building design should provide a visual cue that you are in Corcoran. The use of regional building materials and native plants for all development is encouraged. Development in this district should be thoughtfully designed to reflect Corcoran’s rural character. The use of natural materials (such wood siding, brick and stone) is encouraged. Buildings shall have architectural details, features and patterns to provide visual interest. All structures shall comply with the building standards in Section 1060.050 and the additional standards in this section. Single family detached homes shall comply with the Design Requirements in Section 1040.040, Subd. 8. Attached homes shall comply with the Design Requirements in Section 1040.060, Subd. 9. 02 Properties in the Mixed Use, Commercial, Business Park and Industrial district shall comply with the following: Exterior surface materials of buildings shall be installed and maintained in accordance with the adopted building code and the manufacturer’s specifications and shall be subject to the regulations listed below. Products listed as “integral colored” shall continue its surface color consistently through the depth of the product as opposed to being colored, painted, or stained on the surface only. Materials shall be divided into class I, class II and class III categories as follows: Class I. The following materials are considered class 1 materials as specified: 1. Brick 2. Marble, granite, or other natural stone 3. Integral colored cast stone (the stone is colored consistently through) 4. Textured cement stucco City of Corcoran February 27, 2025 County of Hennepin State of Minnesota 2 5. Architectural wall cladding (Nichiha, Equitone and similar brands) Material must be through colored and at least 5/8 inches thick 6. Fiber-reinforced cement board siding with a minimum thickness of ¼ inch (for residential use only) 7. Copper 8. Porcelain 9. In the I-1 and BP district only: Smooth finished concrete panels. 910. Glass 101. Other materials of similar quality as approved by the City Council. Class II. The following materials are considered class II materials as specified: 1. Exposed aggregate concrete panels 2. Burnished concrete block 3. Integral colored split face (rock face) and exposed aggregate concrete block 4. Cast-in-place concrete 5. Insulated exterior wall panels (E.I.F.S., Drivit and similar brands) 6. Prefinished metal 7. Integral colored concrete panels other than smooth finished 8. Other materials of similar quality as approved by the City Council. Class III. The following materials are considered class III materials as specified: 1. Unpainted or surface painted concrete block (scored or unscored) 2. Unpainted or surface painted plain or ribbed concrete panels 3. Unfinished or surface painted metal 4. Smooth finished concrete panels 5. Brick, stone, or integral colored material which has been painted 6. Other materials of similar quality as approved by the City Council. At least 60% of each building face visible from off the site must be of class I materials except as permitted by this section: For buildings in the I-1 districts which are not located on a County Road or adjacent to or across from any residentially zoned property, class I materials may be reduced to a minimum of 25 percent provided that the architecture and site plan shall meet the following minimum criteria to be considered superior quality: City of Corcoran February 27, 2025 County of Hennepin State of Minnesota 3 1. The exposed height of the building wall shall not exceed 15 feet. 2. The number of required plant units shall be increased by 20 percent or the size of 20 percent of the overstory trees installed shall be increased to 3 1/2 caliper inches. 3. A minimum of ten percent of the building facade must be windows or glass spandrels. Not more than 10% of each building face visible from off the site may be of class III materials. Portions of buildings not visible from off the site may be constructed of greater percentages of class II or class III materials if the structure otherwise conforms to all city ordinances. The mixture of building materials must be compatible and integrated. Large uninterrupted building elevations are not permitted. No wall may have an uninterrupted length exceeding 80 feet without including at least two of the following: changes in plane; changes in color, texture, materials or masonry pattern; windows; or an equivalent element that breaks up the elevation. AND Parking Parking shall comply with the standards in Section 1060.060 of the ordinance and the additional standards in this section. Parking lot design shall include provisions for cross easements and stubbed access drives to the property line for the use of adjacent properties so that residents and customers do not need to return to the public street system to access adjacent developments. Parking facilities on separate lots in a development with a common lot line separating two or more parking lot areas are not required to comply with the parking/drive aisle setback from the common lot line. Sites utilizing the zero-foot setback shall be limited to 60% impervious surface for the site. Bicycle racks shall be provided for all multi-family and non-residential uses and may be placed near the entrance if a minimum 5-foot wide pedestrian access to the building entrance is maintained. Bicycle parking may occupy a maximum of two required parking stalls without requiring additional parking. Parking bays shall have landscape islands at each end of the parking bay and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These end landscape islands shall provide at least 360 square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. Parcels zoned I-1 and developed with large truck/trailer parking areas shall be exempt from the intermediate landscape island requirement for the dedicated truck/trailer parking bays but must provide landscaped islands at end of the parking bays. The green space and trees that would have been included in the intermediate landscape islands shall be provided in the end landscape islands or as additional green space outside of the required setbacks. A landscape buffer shall be provided between all parking areas and the public sidewalk. The buffer shall consist of shade trees, low shrubs or perennial flowers and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow views into and out of parking areas City of Corcoran February 27, 2025 County of Hennepin State of Minnesota 4 Parking lots should incorporate stormwater management into the parking lot as an amenity feature. These features when appropriately designed can be used to meet the landscape island requirements. Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect glare away from adjoining property, adjacent residential uses and public rights-of-way and be in compliance with Section 1060.040 of this Chapter. SECTION 2. Effective Date. This Ordinance shall be in full force and effect upon its passage. ADOPTED by the City Council on the 27th day of February 2025. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-14 Page 1 of 2 Motion By: Seconded By: A RESOLUTION APPROVING FINDINGS OF FACT FOR AN ORDINANCE AMENDING THE TEXT OF TITLE 10 (ZONING ORDINANCE), APPENDIX C (NORTHEAST DISTRICT PLAN AND DESIGN GUIDELINES) OF THE CORCORAN CITY CODE (CITY FILE 24-047) WHEREAS, Hempel Development LLC requested an ordinance amendment to revise the building materials and parking requirements in Appendix C of the Zoning Ordinance; and WHEREAS, the amendment would be consistent with the 2040 Comprehensive Plan; and WHEREAS, the amendment would be consistent with other City Code standards and City policies; and WHEREAS, the Planning Commission has reviewed the proposed text amendment at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the amendment based upon the finding that: 1. The proposed amendment would be consistent with State law and the City’s Comprehensive Plan, and compatible with other provisions of the City Code. 2. The proposed amendment is consistent with the parking standards in other sections of the City Code. 3. The proposed amendment allows flexibility in design for industrial development while still meeting the City’s goals in the Northeast District. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of February 2025. ___________________________________ Tom McKee - Mayor City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-14 Page 2 of 2 ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk City of Corcoran February 27, 2025 County of Hennepin State of Minnesota ORDINANCE NO. 2025-544 Page 1 of 1 Motion By: Seconded By: CITY OF CORCORAN SUMMARY OF ORDINANCE NO. 2025-543 AN ORDINANCE AMENDING THE TEXT IN TITLE X (ZONING ORDINANCE) OF THE CORCORAN CITY CODE RELATED TO THE NORTHEAST DISTRICT DESING GUIDELINES (APPENDIX C) (CITY FILE NO. 24-047) Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the text related to buildings and parking in Appendix C of the Zoning Ordinance of the Corcoran City Code. A printed copy of the entire amendment is available for inspection by any person at City Hall during the City Clerk’s regular office hours. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of February 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 10050 Crosstown Circle, Suite 100 Eden Prairie, MN 55344 T 612 355 2600 1 January 9, 2025 Kendra Lindahl Natalie Davis City of Corcoran Sent via email RE: Application for Zoning Ordinance Text Amendment to Designate Painted Precast Concrete Panels as a Class I Material in the Northeast Industrial District Dear Kendra and Natalie, We respectfully submit this letter in support of our Brockton Business Park application for a zoning ordinance text amendment to reclassify painted precast concrete panels as a Class I material in the Northeast Industrial District of Corcoran. This request aligns with the City’s design guidelines for quality industrial development, as outlined on pages 10 and 11 of the Northeast District Plan and Design Guidelines and supports the City’s goals for high-quality architectural and durable materials for industrial buildings. The current classification of painted precast concrete panels as a Class III material does not reflect their widespread use, industry acceptance, and durable properties. These panels are commonly approved as primary building materials in industrial developments across the region and in many municipal zoning codes. Painted precast concrete panels offer exceptional structural performance, a clean and modern aesthetic, and superior longevity with minimal maintenance. Alignment with the Northeast District Design Guidelines The City’s guidelines prioritize high-quality architectural features and durable materials, emphasizing building design that reflects Corcoran’s rural character while ensuring economic viability. Painted precast concrete panels, when finished with advanced coating systems, meet these criteria through: 1. Visual Quality: These panels provide smooth finishes, color versatility, and design flexibility, which allow them to seamlessly integrate with other Class I materials. 2. Durability: Painted precast concrete is resistant to environmental wear, reducing long- term maintenance costs and contributing to sustainable development goals. 3. Economic and Sustainable Benefits: Their efficiency in construction timelines and resource use aligns with the City’s sustainable design framework. Additionally, allowing painted precast concrete as a Class I material will enhance the City’s ability to attract industrial developers seeking modern, cost-effective solutions while maintaining compliance with Corcoran’s aesthetic and architectural goals. 10050 Crosstown Circle, Suite 100 Eden Prairie, MN 55344 T 612 355 2600 2 Precedent in Regional Municipal Codes In other municipalities, painted precast concrete panels are recognized as a Class I or equivalent material in industrial zoning districts, highlighting their acceptance as a premium material for industrial developments. Their inclusion as a Class I material would position Corcoran competitively within the Twin Cities region for industrial investment while ensuring the high- quality standards envisioned for the Northeast District. Conclusion We believe this amendment reflects the evolving standards of industrial building design and supports Corcoran’s commitment to sustainable, high-quality development. We welcome the opportunity to discuss this proposal further and demonstrate how painted precast concrete panels can contribute to the Northeast District’s success as a premier industrial area. To provide additional information for your review, we have enclosed our design renderings which showcase our modern design aesthetic and have also enclosed an exhibit showing the allocation of precast panels and glass on the Olympus building in Brooklyn Park, which was highlighted in the Design Guidelines as an example of Class 1 design. The design of this building aligns closely with the material allocation proposed in our Brockton Business Park design. Thank you for your consideration of this request. Please do not hesitate to contact us with any questions or to schedule a meeting to review our proposal in greater detail. Thank you, Brandon Champeau Executive Vice President Hempel Real Estate Enc. FINISHES & CAPABILITIES Better. Stronger. Faster. 2 3 OUR EIGHT LOCATIONS MEAN YOU HAVE OPTIONS Our strategically-located manufacturing facilities give Fabcon an effective span of delivery that includes most everything east of the Rockies and north of the Gulf Coast. We’ve delivered and installed our product in 46 states, 4 Canadian Provinces and the District of Columbia. IN THIS GUIDE: ABOUT FABCON...............................................................................03 END-TO-END PROCESS...................................................................04 KEY MARKETS.................................................................................06 PANEL OPTIONS..............................................................................09 PIGMENT OPTIONS..........................................................................10 INTERIOR FINISHES........................................................................12 EXTERIOR FINISHES.......................................................................14 WE PROVIDE PRECAST CONCRETE SOLUTIONS AND SERVICES THAT SOLVE PROBLEMS FOR THE MODERN CONSTRUCTION INDUSTRY. Fabcon’s precast panels are available in a large variety of colors and finishes. When you consider the scope of naturally-occurring aggregates, pigments and custom finish capabilities, the only limitation is your own imagination. Fabcon is an expert in all things precast and can be instrumental in helping you get started with your next project. If at any time you have questions, we encourage you to reach out to your Fabcon Sales Engineer. If you are not currently working with a Fabcon Sales Engineer, please call (800) 727-4444. 4 5 MANUFACTURE: Our state-of-the-art, climate- controlled manufacturing facilities are PCI-certified, ensuring accuracy and quality on every project. LOGISTICS: Our yard operations go beyond storage to include additional quality inspections and finish treatments as well as delivery sequencing to ensure projects are constructed quickly. INSTALL: Our crews of PCI-certified installers are expertly trained. Installation methods are matched to the project and site-specific requirements. SALES CONSULTATION: From day one, we partner with our clients to offer customized solutions that meet project demands. DESIGN: Our engineering and drafting teams partner closely with the structural and architectural teams to match our design with projects specifications. PROJECT MANAGEMENT: All projects are fully managed by our in-house team from engineering through installation to increase accuracy, reduce risk and ensure the best results for our customers. END-TO-END CAPABILITIES You get the biggest benefit when we’re a part of your project team from the start. From inception to installation, our solutions are designed to support structural and architectural precast solutions. 6 7 OFFICE ENTERTAINMENT PARKING HOTEL EDUCATION MULTI-FAMILY WAREHOUSE MANUFACTURING RETAIL DATA CENTER COMMUNITY/PUBLIC ENDLESS SOLUTIONS FOR ALL BUILDING TYPES From corporate headquarters to grocery stores, manufacturing facilities to ice arenas, car dealerships to data centers… Fabcon has rock-solid solutions for your next project. 9 ICON KEY: Throughout this guide we’ve indicated form side finishes, top side finishes and relative cost with the following icons: $$FORM SIDE FINISHES TOP SIDE FINISHES EXPENSE LEVEL BUILT TO ORDER: GIVING YOU OPTIONS AND FLEXIBILITY Our manufacturing capabilities offer the most choices and flexibility in the precast industry. Panels can reach heights of 73 feet or more*, variable R-values up to R-28.2 and panel widths up to 15’**. *Maximum heights require special structural and engineering considerations ** Depending on the plant of origin VersaCore+ Green: Packed with equal parts performance and value, VersaCore is an ideal precast panel solution. VersaCore+ Green Sandwich: With peak thermal performance, these panels have a continuous 2.5-inch layer of insulation, boosting the static R-value by up to 250% compared to other building methods. Composite: These panels provide edge- to-edge insulation, support larger openings, and deliver top level architectural finishes. Non Composite: A structural system with a thicker structural wythe, a layer of continuous insulation, and a thinner concrete face. Solid: Solid walls allow for quick installation for load-bearing structures such as stairwells, elevator shafts, or interior shear and demising walls without insulation. TYPES OF WALL PANELS: 10 11 EXPLORE LIMITLESS COLOR OPTIONS Our panels provide a broad range of color options through combing of aggregates, sands, cement types and pigments. Color can also be manipulated through varying types of finish methods. The images below are meant to spark inspiration, not to display specific available colors. WH I T E OF F - W H I T E G R A Y BU F F RE D THERE ARE TWO SIDES TO EVERY STORY 1. TOP SIDE When the exterior finish is specified as a “top side,” finish, with rib, rake, imprint, and exposed aggregate, as examples, the interior building finish is then created on the “form side” of the panel. A major advantage of the “form side” of the panel being the interior finish, is that, with little preparation the surface can be painted or otherwise directly finished. Form side interior finish are more reflective and cleaner than typical top side interior finishes, such as broom or trowel. 1 2 2. FORM SIDE If the project design calls for a “form side” finish at the exterior, then the interior finish is created on the “top side” of the panel in the casting process. In this case, there is a choice of a broom finish or various levels of troweled finishes. Trowel finishes include, at increasing cost, our standard float, soft trowel and hard trowel. 12 13 Steel Form Steel Form Formliner Hard Trowel Broom Float $$$$$$ From the beginning, exterior finishes and the structural and thermal performance attributes of structural precast have garnered much of the attention. However, when choosing a finish, you must take into account the finish on both the interior and exterior of the panel. The interior finishes of precast concrete walls are a critical aspect of both aesthetics and functionality. $$ $$ IN T E R I O R FI N I S H E S EX T E R I O R FI N I S H E S The exterior finishes of panels are important in shaping the appearance of a structure. Precast offers remarkable versatility in exterior finishes, accommodating an array of architectural styles and functional demands. 16 17 STEEL FORM PAINTED FINISH The steel form finish is the surface of the form. The process creates a flat, smooth surface. Painting the steel form finish is one of the most economical finish options. You can utilize a large range of color and use multiple colors on the same project. Paint is applied in the field by others. $ SPERO ACADEMY | MINNEAPOLIS, MN 18 19 STEEL FORM PAINTED FINISH WITH REVEALS Reveals can be added to the steel form finish to create added architectural features with little added cost. $$ PREMIER MARINE | BIG LAKE, MN 20 21 TOP SIDE EXPOSED AGGREGATE FINISH The top side exposed aggregate is the most cost effective way to achieve a low maintenance exterior finish. A chemical retarder is applied to slow the hydration of the top layer of cement. After curing, the panel goes through a washing process, exposing the aggregate in the finish, creating a permanent color from the natural stone. This method results in the aggregate appearing randomized and with an etched appearance. Bands may be created with score lines and colors can be enhanced with the use of field applied tinted sealers. $ JOHNSON CONTROLS | YORK, PA 22 23 RAKE FINISH Grooves can be raked into the top of the panels during the casting process and can be either natural finish or exposed aggregate. Rake finishes come in a variety of widths. $$ PREMIER MARINE ENVISION | BIG LAKE, MN STANDARD RAKE: The standard rake finish creates vertical striations 2” on center, which results in a general vertical finish. WIDE RAKE: The wide rake finish creates vertical striations 3” on center which results in a general vertical finish. RANDOM RAKE: The random rake finish creates vertical striations of varying widths on center which results in a general vertical finish and de-emphasizes the caulk joints. 24 25 RIB FINISH Ribs are extruded onto the top finish of the wall panels during the casting process. Ribs can be either natural finish or exposed aggregate. Rib finishes come in two heights as well as two width patterns. $$ SHAKOPEE ICE ARENA | SHAKOPEE, MN UNIFORM: Ribs are 2.5” wide at the base and 1.5” high with a 3.25” flat area between the ribs. UNIFORM LOW: Ribs are 1.75” wide at the base and .75” high with a 3.25” flat area between the ribs. RANDOM: Ribs are 2.5” wide at the base and 1.5” high. Flat area between the ribs varies to create the random pattern and de-emphasize caulk joints. RANDOM LOW: Ribs are 1.75” wide at the base and .75’ high. The random low rib uses the same random spacing as the random rib. NOTE: CUSTOM RIB PATTERNS CAN BE DEVELOPED TO MEET YOUR PROJECT NEEDS 26 27 IMPRINT FINISH The imprint finish is applied to the top face of the panel during the casting process. Imprints are available in a variety of patterns, to simulate block, stacked stone or brick. Imprints can be applied to natural gray or exposed aggregate surfaces. Imprint finish is the most economical way to replicate the appearance of block or brick. $$ THE HOME DEPOT NOTE: CUSTOM IMPRINT PATTERNS CAN BE DEVELOPED TO MEET YOUR PROJECT NEEDS 28 29 UNITY CHRISTIAN HIGH SCHOOL FORMLINER FINISH Formliners can be used to generate a multitude of patterns and textures. The patterns are limitless, but some of the most common are brick and block patterns, wood texture, a variety of rib patterns, or as a mold to cast thin brick into the precast. They can be used for the whole building, on selected individual panels, or even as accents to parts of panels. Consult with your Fabcon Sales Engineer for more details of the limitless possibilities when using formliner on your project. $$$ UNITY CHRISTIAN HIGH SCHOOL | HUDSONVILLE, MI 30 31 BRICK FORMLINER FINISH After imprint, a brick formliner finish is the next most economical way to achieve brick look. The brick formliner finish offers sharper mortar lines and brick pattern. Brick and mortar lines can be painted various colors by hired professionals to enhance the appearance. $$$ BEACON HEALTH SYSTEM | GRANGER, IN 32 33 CAST-IN BRICK FINISH This finish incorporates real fired thin brick with a dove tail backing, resulting in precast units with the look of real hand laid brick. Using form liners, brick can be placed in any pattern typical of full hand laid brick exterior. In addition to patterns, a wide variety of brick options are available. The combination of precast concrete and embedded thin brick elements allows the building to maintain a true brick exterior façade with all the benefits of precast construction. $$$$ MSU FEDERAL CREDIT UNION | GRAND RAPIDS, MI 34 35 POLAR MAZDA FORM SIDE EXPOSED AGGREGATE FINISH Form side exposed aggregate is a combination of steel form and exposed aggregate finishes. The same chemical process is used as top side exposed aggregate to reveal the natural appearance of the aggregate and matrix. Form side exposed aggregate provides a flatter surface and the ability to add reveals. $$$ HOGLUND BUS COMPANY | MINNEAPOLIS, MN 36 37 SANDBLAST FINISH Similar to form side exposed aggregate finish, sandblast finishes are used to expose the natural color of the aggregate on the form side of the panel. High-pressure air combined with an abrasive media, is used to expose the precast concrete matrix. This finish style allow the precast to have various levels of etch ranging from a light exposure to a deep, or heavy exposure. With the ability to use various levels of etching, the precast can have various colors and textures exposed with a single concrete mix design. $$$$ MSU PARKING DECK | LANSING, MI LIGHT: Occasionally refereed to as ‘brush blast’ this finish removes a minimal amount of matrix, resulting in a ‘sandpaper’ finish. MEDIUM: Medium sandblast exposes more of the larger aggregates that are deeper in the matrix providing more of the natural color of the aggregate. HEAVY: This aggressive finish exposes the maximum amount of the larger aggregates providing a deeper finishes smoother than exposed aggregate but rougher than light sandblast. This is the most forgiving of the finishes available. 38 39 ACID ETCHING FINISH Acid Etching results in the lightest exposure possible in precast concrete. Often referred to as sugar cube finish, the exposure of the matrix is just deep enough to remove the sheen, or paste, exposing the smaller particles of the concrete matrix such as the sand particles. WAYNE COUNTY CRIMINAL JUSTICE CENTER | WAYNE COUNTY, MI LIGHT: Light etch provides a smooth crisp finished appearance. This finish is sensitive to materials uses in the concrete mix design and is typically not use on large flat areas. This finish is best used in select areas or on panels that have relief in the face profile of the panel. HEAVY: Heavy etch provides a slightly rougher finish with a deeper exposure of the smaller aggregate in the matrix. This finish is typically used in conjunction with other finishes, or on panels with relief in the face profile. This finish is similar in exposure to the light sandblast finish. $$$$ Whether you are an architect, developer, contractor or owner our precast concrete solutions open up endless possibilities for your project. All rights reserved. ©2023 Fabcon Precast. READY TO TALK ABOUT YOUR NEXT PROJECT? fabconprecast.com 800-727-4444 Appendix C Corcoran Northeast District Plan and Design Guidelines Adopted May 26, 2022 Revised October 27, 2022 2 | District Overview and Purpose | 3 Purpose Statement Application Sustainable Design Framework Municipal Water and Sewer Street Hierarchy Design Principles | 9 Allowable Uses Buildings Parking Electric Vehicles Screening Landscape Standards Parks, Trails and Open Space Stormwater Management Implementation | 22 Table of Contents October 27, 2022 3 | Overview 1. To allow for master planning and development of housing, employment and service uses through the use of unified developments that share common architectural schemes, landscape and site plan design, connected streets and pedestrian routes and green spaces. 2. To incentivize the development of high-quality industrial and business developments that will provide employment opportunities in Corcoran. 3. To encourage the use of sustainable, environmentally-friendly building and site development techniques. 4. To develop a transportation system that supports vehicles, bicyclists and pedestrians. 5. To promote master planned developments to increase the efficiency of infrastructure design. 6. To implement the land use goals of the 2040 Comprehensive Plan. Purpose Statement The purpose of the Northeast District Design Guidelines is to establish standards for this gateway to Corcoran. The area offers opportunities for expanded tax base, jobs and retail and service businesses to serve the existing and new residents in Corcoran and surrounding communities. The newly constructed Dayton Interchange and the planned Highway 610 extension provide a once in a lifetime opportunity to develop the area in a manner the reflects the unique Corcoran character as described in the Comprehensive Plan. The standards will ensure quality site design that will result in attractive business and residential development. The district will allow development consistent with the primary zoning district and provide additional regulations and performance standards to accomplish the following goals: District Overview and Purpose 01 Application The format and content are specifically tailored for use as a supplement to the Zoning Ordinance. All provisions of the Zoning Ordinance shall apply to parcels in the Northeast District and these standards shall be in addition to those provisions. Where there is a conflict, the more restrictive provisions shall apply. Sustainable Design Framework The vision of the Northeast Design Standards is to encourage sustainable development that meets the public demand and requires the responsible use of resources without unacceptable social, economic or environmental consequences. These guidelines are intended to provide a framework for meeting that goal. October 27, 2022 4 | Overview Northeast District Land Use Map October 27, 2022 5 | Overview Northeast District Analysis Map October 27, 2022 6 | Overview Municipal Water and Sewer The municipal sanitary sewer to serve the Northeast District exists and will generally flow north to the lift station at near County Road 101 at the City’s north border. Water is currently provided to the Northeast District from the City of Maple Grove. This agreement limits the area that can be served and requires landowners to pay the both the Maple Grove and Corcoran water fees. Developing a Corcoran water system has been a priority for the City. The City has identified a well and treatment site on County Road 116 north of Hunter Road. The City is in the planning stage, but hopes to have the well operational by 2023. However, at least one more well will be needed to serve the Northeast area and search area has been identified as shown on the Water Supply map. The well alone is insufficient and the City has been actively searching for a water tower site. The preferred tower site is also shown on the Water Supply map. Street Hierarchy The Dayton Interchange at County Road 101/Brockton Lane and I-94 and the planned extension of Highway 610 will increase traffic along the County Road 101 and County Road 30 corridors and providing opportunities for new businesses in the Northeast District. The Comprehensive Plan identified the major roadways as County Road 116, County Road 101, County Road 30, Stieg Road and Schutte Road. The street hierarchy map has been refined as part of this plan to provide more detail about street classifications and design. The City will continue to work with Hennepin County to ensure that as improvements are made to the County streets in the Northeast District they reflect the City’s goals. As improvements are made to these streets, emphasis should be placed on enhancements to traffic controls, pedestrian connections, lighting, gateway elements and landscaping at key intersections. As part of this vision, the City will look for opportunities to provide grade-separated pedestrian crossings in addition to the at-grade crossings. The County road corridors should be designed with green boulevards on both sides and a landscaped median similar to the County Road 30 design. Final design will be coordinated with the County. The existing road network should be maintained as a continuous network, with new connections where needed. Cul-de-sacs should be avoided in favor of connecting streets that will facilitate resilient multi-modal routes within the district. The Northeast District has three main types of streets which are described and illustrated on the following pages. Each serves a specific function toward the creation of a well-connected and economically viable district. The developer shall be responsible for construction of all streetscape improvements along adjacent streets. These improvements include all hardscape, landscape and site amenities, such as trails, sidewalks, benches, bike racks, street trees and plantings. Water Search Area October 27, 2022 7 | Overview Northeast District Street Classification Map October 27, 2022 8 | Overview County Road 30 (Mid-Block) County Road 101 & 116 (Mid-Block) Collector Street Local Street October 27, 2022 9 | Design Principles Design Principles The Northeast District should continue to provide a mix of residential, commercial, office and industrial uses as described in the Comprehensive Plan and Zoning Ordinance. The Design Guidelines for the district shall be the same as those described in the Zoning Ordinance for the zoning district in which the development is located and these Design Standards will provide an additional layer of standards. Allowable Uses The Northeast District is a gateway to Corcoran and the uses in non-residential areas should be developed with new light industrial, office-industrial, high tech and professional services businesses to provide quality employment and wages. To accomplish this goal, land uses in the Northeast District shall be all uses allowed in the underlying zoning district, except that the following uses are prohibited in the Northeast District, except those uses legally established prior to May 26, 2022: 1. Contractors operations 2. Equipment rental 3. Lumber yards/building material sales. 4. Mini Storage/Self Storage Facilities. 5. Motor Vehicle, Boat or Equipment Repair 6. Motor Vehicle, Boat or Equipment Sales Buildings New development site and building design should provide a visual cue that you are in Corcoran. The use of regional building materials and native plants for all development is encouraged. Development in this district should be thoughtfully designed to reflect Corcoran’s rural character. The use of natural materials (such wood siding, brick and stone) is encouraged. Buildings shall have architectural details, features and patterns to provide visual interest. All structures shall comply with the building standards in Section 1060.050 and the additional standards in this section. Single family detached homes shall comply with the Design Requirements in Section 1040.040, Subd. 8. Attached homes shall comply with the Design Requirements in Section 1040.060, Subd. 9. 02 October 27, 2022 10 | Design Principles Properties in the Mixed Use, Commercial, Business Park and Industrial district shall comply with the following: Exterior surface materials of buildings shall be installed and maintained in accordance with the adopted building code and the manufacturer’s specifications and shall be subject to the regulations listed below. Products listed as “integral colored” shall continue its surface color consistently through the depth of the product as opposed to being colored, painted, or stained on the surface only. Materials shall be divided into class I, class II and class III categories as follows: Class I. The following materials are considered class 1 materials as specified: 1. Brick 2. Marble, granite, or other natural stone 3. Integral colored cast stone (the stone is colored consistently through) 4. Textured cement stucco 5. Architectural wall cladding (Nichiha, Equitone and similar brands) Material must be through colored and at least 5/8 inches thick 6. Fiber-reinforced cement board siding with a minimum thickness of ¼ inch (for residential use only) 7. Copper 8. Porcelain 9. Glass 10. Other materials of similar quality as approved by the City Council. Class II. The following materials are considered class II materials as specified: 1. Exposed aggregate concrete panels 2. Burnished concrete block 3. Integral colored split face (rock face) and exposed aggregate concrete block 4. Cast-in-place concrete 5. Insulated exterior wall panels (E.I.F.S., Drivit and similar brands) 6. Prefinished metal 7. Integral colored concrete panels other than smooth finished 8. Other materials of similar quality as approved by the City Council. Class I materials: Single Family Class I materials: Multifamily Apartment Class I materials: Commercial / Mixed Use Class I materials: Industrial October 27, 2022 11 | Design Principles Class III. The following materials are considered class III materials as specified: 1. Unpainted or surface painted concrete block (scored or unscored) 2. Unpainted or surface painted plain or ribbed concrete panels 3. Unfinished or surface painted metal 4. Smooth finished concrete panels 5. Brick, stone, or integral colored material which has been painted 6. Other materials of similar quality as approved by the City Council. At least 60% of each building face visible from off the site must be of class I materials except as permitted by this section: Not more than 10% of each building face visible from off the site may be of class III materials. Portions of buildings not visible from off the site may be constructed of greater percentages of class II or class III materials if the structure otherwise conforms to all city ordinances. The mixture of building materials must be compatible and integrated. Large uninterrupted building elevations are not permitted. No wall may have an uninterrupted length exceeding 80 feet without including at least two of the following: changes in plane; changes in color, texture, materials or masonry pattern; windows; or an equivalent element that breaks up the elevation. For buildings in the I-1 districts which are not located on a County Road or adjacent to or across from any residentially zoned property, class I materials may be reduced to a minimum of 25 percent provided that the architecture and site plan shall meet the following minimum criteria to be considered superior quality: 1. The exposed height of the building wall shall not exceed 15 feet. 2. The number of required plant units shall be increased by 20 percent or the size of 20 percent of the overstory trees installed shall be increased to 3 1/2 caliper inches. 3. A minimum of ten percent of the building facade must be windows or glass spandrels. Class I materials: Commercial Class I materials: Office / Warehouse Class I materials: Commercial / Office Class I materials: Commercial / Retail October 27, 2022 12 | Design Principles Parking Parking shall comply with the standards in Section 1060.060 of the ordinance and the additional standards in this section. Bicycle racks shall be provided for all multi-family and non-residential uses and may be placed near the entrance if a minimum 5-foot wide pedestrian access to the building entrance is maintained. Bicycle parking may occupy a maximum of two required parking stalls without requiring additional parking. Parking bays shall have landscape islands at each end of the parking bay and bays in excess of 15 spaces in length shall be divided by intermediate islands. Trees shall be located in the islands to shade the parking lot to reduce the heat island effect. These end landscape islands shall provide at least 360 square feet of area for planting trees, shrubs and/or groundcovers. Intermediate landscape islands shall provide at least 180 square feet of planting area. A landscape buffer shall be provided between all parking areas and the public sidewalk. The buffer shall consist of shade trees, low shrubs or perennial flowers and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow views into and out of parking areas Parking lots should incorporate stormwater management into the parking lot as an amenity feature. These features when appropriately designed can be used to meet the landscape island requirements. Any lighting used to illuminate an off-street parking area shall be so arranged as to reflect glare away from adjoining property, adjacent residential uses and public rights-of-way and be in compliance with Section 1060.040 of this Chapter. Bike Parking Parking Lot Islands Parking Lot Screening Parking Lot Stormwater October 27, 2022 13 | Design Principles Screening In addition to the standards in Section 1060.030, the additional standards in this section are intended to preserve the rural character of Corcoran while allowing new development to bring jobs and homes to the community. Loading docks or overhead doors shall be oriented away from County Roads or residential property wherever reasonable, as determined by the City. If not reasonable and the loading docks or overhead doors are visible from County Roads or residential property, they shall be screened to 80% opacity year-round consistent with Section 1060.070 Subd. 2(J) of the City Code. The visual impact of rooftop equipment shall be minimized using one of the following methods: 1. A parapet wall. 2. A fence the height of which extends at least one foot above the top of the rooftop equipment and incorporates the architectural features of the building. 3. The rooftop equipment shall be painted to match the roof or the sky, whichever is most effective. Loading areas must be screened as required by Section 1060.060 Subd. 3.B.9. Utility service structures (such as utility meters, utility lines, transformers, aboveground tanks) and ground mounted mechanical equipment must be screened from off-site views utilizing a double row of landscaping, a privacy fence or a wall that is at the same height as the structure it is screening or six feet, whichever is less to screen from off-site views. A chain link fence with slats shall not be accepted as screening. All utility services shall be underground except as provided in Section 1060 of the Zoning Ordinance. Landscape Standards Site design and landscaping should be designed to work with the existing topography of the area, wooded areas, wetlands and natural viewsheds and corridors. Sustainability, in terms of the landscape, is the ability of plant species to maintain healthy growth with minimal human assistance. Selecting plants suited for a specific condition is key to their sustainability over time. Benefits of utilizing sustainable plant species include less time spent towards maintenance, less maintenance costs, and positive contributions to the larger environment and its ability to perpetuate itself. Development landscaping shall include a full complement of overstory, ornamental and evergreen trees, shrubbery October 27, 2022 14 | Design Principles and ground covers which are hardy and appropriate for the locations in which they are planted and provide year-long color and interest. Development in the Northeast District shall select from the following list of preferred trees and shrubs that suit unique conditions and environments found in Corcoran. The following plant materials shall be used in the Northeast District: Ground Cover All land area not occupied by buildings, parking, driveways, sidewalks or other hard surfaces shall be sodded or mulched and landscaped with approved ground cover, flowers, shrubbery and trees. Traditional lawns of mown Kentucky bluegrass are the most common groundcover in the area and have their place in new development. However, they are not conducive to sustainable practices desired in the Northeast District as they require large amounts of water and maintenance. Alternatives to traditional lawns are available and appropriate as part of a sustainable environment. Native prairie plantings and bee lawns, which includes low growing flowers and turf grasses, are viable options to traditional lawns in Corcoran. The plant composition of these alternatives are widely varied and can be tailored to suit specific conditions and aesthetics. The overriding concept is that they provide habitat, food and shelter for a variety of animals, birds and insects and they are sustainable with minimal intervention. An overlooked benefit of prairies and bee lawns is that they visually change with the seasons, providing a changing view throughout the year. The City supports the use of these ground covers when a maintenance plan is provided for review and approval by the City. Coniferous Trees Common Name Abies balsamea Balsam Fir* Abies concolor White Fir Abies fraseri Fraser Fir Juniperus virginiana Red Cedar* Larix laricina American Larch* Picea abies Norway Spruce Picea glauca White Spruce* Picea glauca var. densata Black Hills Spruce Picea mariana Black Spruce* Pinus banksiana Jack Pine* Pinus ponderosa Ponderosa Pine Pinus resinosa Red Pine (Norway Pine)* Pinus strobus Eastern White Pine* Pinus sylvestris Scots Pine Pinus cembra Swiss Pine Conservation Development Site Design and Street Trees Site Design and Landscaping October 27, 2022 15 | Design Principles Deciduous Trees Common Name Acer x freemanii Freeman’s Maple Acer x freemanii ‘Sienna’Sienna Glen Maple Acer rubrum Red Maple* Acer saccharum Sugar Maple* Aesculus glabra Ohio Buckeye Betula nigra 'Cully’ Heritage River Birch* Betula papyrifera Paper Birch* Betula populifolia Grey Birch Carpinus caroliniana American Hornbeam Carya ovata Shagbark Hickory* Carya cordiformis Bitternut Hickory* Catalpa speciosa Northern Catalpa Celtis occidentalis Common Hackberry* Cercis canadensis Eastern Redbud Crataegus crus-galli var. inermis Thornless Cockspur Hawthorne Crataegus mollis Downy Hawthorne Gingko biloba Gingko (male only) Gleditsia tricanthos var. inermis Thornless Honeylocust* Gymnocladus dioicus Kentucky Coffeetree (male only), ‘Espresso’, ‘Stately Manor’ Malus spp.Crabapple, ‘Adams’, ‘Calocarpa’, ‘David’, ‘Donald Wyman’, ‘Dolgo’, ‘Harvest Gold’, ‘Prairifire’, ‘Professor Sprenger’ Malus ioensis Prairie Crabapple Ostrya virginiana Ironwood* Populus tremuloides Quaking Aspen* Prunus serotina Black Cherry* Prunus virginiana Chokecherry Quecus alba White Oak* Quercus bicolor Swamp White Oak* Quercus elllipsoidalis Northern Pin Oak* Quercus macrocarpa Burr Oak* Quercus rubra Red Oak* Quercus velutina Black Oak* Salix alba Weeping Willow Salix nigra Black Willow* Sorbus americana American Mountain Ash Sorbus decora Showy Mountain Ash* Tilia americana American Linden (Basswood)* Tilia americana ‘Redmond’Redmond Linden Tilia cordata Littleleaf Linden, ‘Morden’, ‘Shamrock’, ‘Norlin’ Ulmus americana ‘Princeton’Princeton Elm* Ulmus americana ‘Valley Forge’Valley Forge Elm* Ulmus pumila ‘New Horizon’New Horizon Elm Ulmus wilsoniana ‘Patriot’Patriot Elm October 27, 2022 16 | Design Principles Shrubs Common Name Alnus incana Speckled Alder Amelanchier alnifolia ‘Regent’Regent Serviceberry Amelanchier interior Inland Serviceberry Aronia melanocarpa var. elata Glossy Black Chokeberry* Betula pumila Bog Birch* Cornus alternifolia Pagoda Dogwood* Cornus amomum Silky Dogwood* Cornus racemose Gray Dogwood* Cornus rugosa Round-leaved Dogwood Cornus sericea Red-osier Dogwood* Corylus americana American Hazelnut* Corylus cornuta Beaked Hazelnut* Crataegus chrysocarpa Fireberry Hawthorn* Crataegus macrosperma Large-seeded Hawthorn Diervilla lonicera Bush Honeysuckle* Euonymus atropurpureus Easter Wahoo Ilex verticillata Winterberry Juniperus communis Common Juniper* Physocarpus opulifolius Ninebark* Ribes americanum Wild Black Currant* Ribes aureum Golden Currant Ribes cynosbati Prickly Gooseberry Ribes missouriense Missouri Gooseberry Rosa blanda Smooth Wild Rose* Salix bebbiana Bebb’s Willow* Salix discolor Pussy Willow* Salix pedicellaris Bog Willow Sambucus canadensis Common Elderberry* Sambucus racemose Red-berried Elder* Staphylea trifolia Bladdernut Symphoricarpos albus Snowberry* Symphoricarpos occidentalis Wolfberry* Viburnum dentatum Arrowwood Viburnum Viburnum lentago Nannyberry* Viburnum opulus var. Americanum American Highbush Cranberry Celtis occidentalis / Hackberry Tree Picea mariana / Black Spruce Pinus resinosa / Red Pine Quercus alba / White Oak Prunus virginiana / Chokecherry Tree Gleditsia tricanthos / Honeylocust * indicates plant native to Minnesota October 27, 2022 17 | Design Principles Resiliency Options The City encourages the use of special design features such as xeriscaping, rain gardens/bioretention systems, landscaping with native species, green rooftops, heat island reduction and aesthetic design. All new development must include three of the following resiliency options: Xeriscaping: Xeriscaping is landscaping which uses plants that have low water requirements, making them able to withstand extended periods of drought. Xeriscaping landscapes are a conscious attempt to develop plantings which are compatible with the environment and make a conscious effort to minimize use of water. Rain Gardens/Bioretention Systems: Bioretention systems can be described as shallow, landscaped depressions commonly located in parking lot islands or within areas that receive stormwater runoff. For credit under this section, the rain garden/bioretention system shall be above ground and a visible part of the green or landscaped area. Stormwater flows into the bioretention area, ponds on the surface, and gradually infiltrates into the soil bed. Pollutants are removed by a number of processes including absorption, filtration, volatilization, ion exchange, and decomposition. Filtered runoff can either be allowed to infiltrate into the surrounding soil (functioning as an infiltration basin or rainwater garden), or discharged to the storm sewer or directly to receiving waters (functioning like a surface filter). The use of under drain systems are discouraged unless where infiltration is prohibited by the water resources management plan. Runoff from larger storms is generally diverted past the area to the storm drainage system. Landscaping With Native Species: Fifty percent (50%) of the plantings used in the landscape plan shall be native plant communities as identified in the landscaping tables provided above. The landscape plan shall be approved by City staff. Green Rooftops: Green rooftops are veneers of living vegetation installed atop buildings, from small garages to large industrial structures. Green rooftops help manage stormwater by mimicking a variety of hydrologic processes normally associated with open space. Plants capture rainwater on their foliage and absorb it in their root zone, encouraging evapotranspiration and preventing much stormwater from ever entering runoff streams. What water does leave the roof is slowed and kept cooler, a benefit for downstream water bodies. Green roofs are especially effective in controlling intense, short duration storms and have been shown to reduce cumulative annual runoff by fifty percent (50%) in temperate climates. Pollinator Lawn Xeriscape Rain Garden / Bioretention Green Roof October 27, 2022 18 | Design Principles Aesthetic Design: Sites shall be designed to include three (3) of the following: public art, fountains, plazas, perennial beds, entrance landscaping, or other amenities reviewed and approved by the Development Review Committee (DRC). Gateway signage is desired at the County Road 101 at the north Corcoran border and at the County Road 101/ County Road 30 intersection. Developers of property at those intersections will work with the City install this gateway signage and related landscaping. This would satisfy part of the aesthetic design requirement for those properties. Urban Garden: Small-scale urban gardens that produce food crops are found to have beneficial outcomes for food security, the environment, physical health, and social wellbeing. For this section, an accessory outdoor garden can satisfy one of the resiliency options as long as it serves as a community garden, institutional garden, and or a chef’s/kitchen garden for a business such as a restaurant. Raised garden beds may be utilized. Additionally, an accessible urban garden can be part of the design for public plazas or private open spaces as required elsewhere in this Appendix. Alternative Energy: New developments may use solar energy systems (SES) to support the development. Building Integrated SES and Building or Roof Mounted SES is encouraged in the Northeast District as allowed by Section 1060.110 of the Zoning Ordinance. While the Ordinance does not currently allow wind energy conversion systems (WECS) as an allowed use, the City shall consider the amending the Zoning Ordinance to allow small WECS as an accessory use. Electric Vehicles: New developments may provide parking and services for electric vehicles, to expedite the establish- ment of a convenient, cost-effective electric vehicle infra- structure. To receive credit as a resiliency option the following standards shall be met: Parking structures or lots with at least 100 parking spaces shall provide services for electric vehicles (EV) as required below. 1. Multiple-family residential land uses shall have 5% of required parking as Level 1 stations for resident parking, and one Level 2 station for guest parking. At least one handicapped accessible parking space shall have access to an electric vehicle charging station (EVCS). 2. Non-residential land uses with parking spaces available for use by the general public shall have at least 1% of required parking as Level 2 stations with a minimum of two spaces served by Level 2 charging, with at least one station adjacent to an accessible parking space. In non-residential zoned districts, DC charging stations may be installed to satisfy the EVCS requirements described above on a one-for-one basis. Native Species Entry Design Alternative Energy Urban Garden October 27, 2022 19 | Design Principles Notwithstanding the requirements above, all new or reconstructed motor fuel stations as defined in Section 36-142(d) (20) shall be required to install at least one additional Level 2 charging station. A DC charging station may be installed to meet this requirement. In addition to the number of required EVCSs, the following accommodations shall be required for the anticipated future growth in market demand for electric vehicles: 1. Multiple-Family Residential Land Uses: all new, expanded and reconstructed parking areas shall provide the electrical capacity necessary to accommodate the future hardwire installation of Level 2 EVCSs for a minimum of 10% of required parking spaces. 2. Non-Residential Land Uses: all new, expanded and reconstructed parking areas shall provide the electrical capacity necessary to accommodate the future hardwire installation of Level 2 or DC EVCSs for a minimum of 10% of required parking spaces. These requirements may be revised upward or downward by the City Council as part of an application for a conditional use permit or planned unit development based on verifiable information pertaining to parking. Parks, Trails and Open Space There are two existing parks in the northeast district: the Community Park and the Neighborhood Park. Both parks were dedicated to the City as part of the Bellwether development and are open to the public. Parking lots are planned in the northwest corner of the neighborhood park and southwest corner of the community open space park. The Parks and Trails plan adopted in the 2040 Comprehensive Plan anticipates a second Neighborhood Park south of County Road 30. The City parks will connect to homes and businesses through a series of trails and sidewalks. On- and off-road trails are planned along all County roads. The City plans a number of on- and off-road trails throughout the district. Additionally, Three Rivers Park District plans for the Diamond Lake Regional trail to connect through the Northeast District, including a connection to the Community Park. As development occurs open space will transition to homes and businesses. In order to ensure that opportunities to gather outside, maintain viewsheds and retain same of the character of Corcoran’s rural beginnings, all non-residential properties with principal buildings in excess of 100,000 square feet of floor area shall be required to have a public plaza space. The public plaza space shall include benches, bike racks trash receptacles, lighting fixtures and other amenities to create a welcoming space for tenants of the building and members of the public. These plaza spaces should be visible from the public street and maintained by the landowner. Multi-family residential developments shall be required to provide landscaped private open space for their residents. This open space shall be designed and landscaped for outdoor recreation. TrailsElectric Vehicle October 27, 2022 20 | Design Principles Walkable Destinations Map A five or ten minute walk - 1/4 or 1/2 mile radius - is a common measure of walkability. October 27, 2022 21 | Design Principles Stormwater Management Water features and drainage systems are essential components of development in the district. A mix of ponds, fountains and other water elements provide focal amenities and year round activities within the framework of an environmentally responsible, visually pleasing strategy to manage stormwater. Each site has a responsibility to utilize best management practices (BMP) to pretreat run-off, reduce erosion and encourage infiltration in compliance with City and Elm Creek Watershed Management Commission standards. Water and landscape should be utilized within multipurpose areas that accommodate both active and passive recreational use – the following examples illustrate only a few of many possibilities: 1. Pervious pavements, underground storage and other creative techniques should be used to meet BMP standards, particularly in areas where more density is expected. 2. Stormwater reuse 3. Green architecture, expressed through green roofs, gray water recycling and other techniques should be included to reduce the impact of new development on stormwater systems. 4. Water feature design should include both formal elements (such as reflecting pools or fountains) and natural/informal forms (such as ponds or fountains) and should explore creative ways to integrate wet landscapes with active, urban spaces. The City and the watershed are working to reduce chloride in our water system. All multifamily and non- residential developments are required to provide a Chloride Management Plan. Studies (see MCES publication regarding Nine Mile Creek, March 2021) show that chloride (or salt) found in surface waters and shallow aquifers has been increasing over the past 20 years. One source of the river’s chloride is the salt applied to our streets, parking lots, driveways and sidewalks in the winter and results in peak chloride values between March and May. Due to the chloride’s toxicity on the environment, watershed organizations and regulatory agencies have increased their focus on the urban sources and some watersheds are implementing practices for reducing salt applications. Rush Creek (the receiving water for the Northeast District) is at high risk for being impaired according to State’s data base. Chloride Management Plans will be regulated under the City’s MS4 permit. Silva Cells Pervious Pavers Underground Stormwater Green Roof October 27, 2022 22 | Implementation The design guidelines will be administered by staff as part of the development review process. Staff will incorporate design review to ensure compliance with the design guidelines as a standard step in the development review process. Implementation03 October 27, 2022 STAFF REPORT Agenda Item: 6h. Council Meeting February 27, 2025 Prepared By Jessica Christensen Buck Topic Authorizing Park Grants Action Required Decision Summary The City Park Remaster project was discussed during the February 13, 2025, City Council meeting. During this meeting, staff was directed to create a blanket resolution that provides staff the flexibility to identify, apply for, and secure funding opportunities as they become available, without requiring prior Council approval for each application. This will allow staff to act quickly when funding opportunities arrive and staff will keep Council informed of grant applications submitted and any awarded funding. Currently, staff is exploring two potential grant opportunities that appear to align with the goals of the City Park Remaster project: • T-Mobile Hometown Grant: Funding up to $50,000 to build, rebuild, or refresh community spaces that help foster local connections. Funding from this grant could support improvements such as the park building. • Outdoor Recreation Grant Program: Funding up to $350,000 that can be used towards internal park trails, playgrounds, picnic shelters, and athletic facilities. Financial/Budget There is no direct fiscal impact associated with adopting this resolution. Any grants awarded will reduce the financial burden on the City’s general fund. If matching funds are required for specific grants, staff will bring those details to the Council for consideration prior to accepting the grant. Recommendation Staff recommends approval of Resolution 2025-15, authorizing staff to pursue grant opportunities for the City Park Remaster Project. Attachments 1. Resolution 2025-15 Authorizing Staff to Pursue Grant Opportunities for the City Park Remaster Project. City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-15 Page 1 of 1 Motion By: Seconded By: A RESOLUTION AUTHORIZING STAFF TO PURSUE GRANT OPPORTUNITIES FOR THE CITY PARK REMASTER PROJECT WHEREAS, the City Council of the City of Corcoran, Minnesota, does hereby find as follows: WHEREAS, the City of Corcoran is committed to enhancing and improving its parks and recreational facilities for the benefit of all residents; and WHEREAS, the City Park Remaster Project is a priority initiative aimed at upgrading park infrastructure, expanding recreational opportunities, and promoting sustainability; and WHEREAS, securing grant funding will help support the successful planning, design, and implementation of the City Park Remaster Project without placing additional undue financial burden on the City’s general fund; and WHEREAS, numerous grant opportunities may become available from federal, state, and private funding sources to support park and recreation improvements; and WHEREAS, authorizing City staff to identify and apply for such grants will facilitate timely action in securing financial resources to advance the City Park Remaster Project; NOW THEREFORE BE IT RESOLVED, by the City Council of the City of Corcoran, that: 1. City staff are hereby authorized to research, apply for, and submit grant applications to secure funding for the City Park Remaster Project. 2. The City Administrator, or their designee, is authorized to execute all necessary documents related to grant applications, including letters of support, agreements, and compliance certifications. 3. City staff shall report to the City Council on grant applications submitted and any awarded funding, as appropriate. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of February 2025. ________________________________ Tom McKee – Mayor City Seal ATTEST: ____________________________________ Debra Johnson – City Clerk City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-18 Page 1 of 1 Motion By: Seconded By: A RESOLUTION APPROVING CHARITABLE GAMBLING IN THE CITY OF CORCORAN, MINNESOTA BE IT RESOLVED, by the City Council of the City of Corcoran that the following Charitable Gambling License is granted effective for the dates as indicated, to the following Licensee, which provided appropriate application. LICENSEE LICENSE LICENSE EFFECTIVE DATE St.John’s Lutheran Church Organization located at 9141 County Road 101 Corcoran, MN 55340 Charitable Gambling (Bingo and Raffle) April 25, 2025 (One day license) Event located at St. John’s Lutheran Church 9141 County Road 101 Corcoran, MN 55340 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of February 2025. Tom McKee - Mayor ATTEST: City Seal Debra Johnson – City Clerk Agenda Item 6i. STAFF REPORT Agenda Item: 6j. Council Meeting February 27, 2025 Prepared By Deb Johnson Topic Planning Commission Vacancy Action Required Accept Resignation Summary Planning Commissioner Yang has decided not to seek reappointment to the Planning Commission at end of the term on February 28, 2025. The vacant commissioner seat has been posted on the City’s website, social media and on the City’s electric sign with an application due date of March 18, 2025. Interviews for this seat will be conducted by Council and will take place in early April with hope to appoint a commissioner at the April 24, 2025 Council meeting. Financial/Budget N/A Options Recommendation Accept resignation of Planning Commissioner Yang. Council Action Accept resignation of Planning Commissioner Yang. Attachments 1.Kham Yang Resignation STAFF REPORT Agenda Item: 6k. Council Meeting February 27, 2025 Prepared By Deb Johnson Topic Planning Commission Appointment Action Required Approval Summary Planning Commission members are appointed by the City Council on staggered terms. The following Commissioner’s term is set to expire at the end of February: •Corrine Brummond Commissioner Brummond is interested in continuing her service on the Planning Commission and has applied for re-appointment. Financial/Budget Planning Commission members serve without compensation. Options Recommendation Appoint Corrine Brummond to the Planning Commission for a term expiring February 28, 2028. Council Action Appoint Corrine Brummond to the Planning Commission for a term expiring February 28, 2028. Attachments 1.Commission Application – Corrine Brummond Agenda Item 6k.1. STAFF REPORT Agenda Item: 6l. Council Meeting February 27, 2025 Prepared By Deb Johnson Topic Parks & Trails Commission Appointments Action Required Approval Summary Parks and Trails Commission members are appointed by the City Council on staggered terms. The following Commissioners terms are set to expire at the end of February: •Tom Anderson •Jonathan Schmidt Both Commissioners Anderson and Schmidt are interested in continuing their service on the Parks and Trails Commission and have applied for re-appointment. Financial/Budget Parks and Tails Commission members serve without compensation. Options Recommendation Appoint Tom Anderson and Jonathan Schmidt to the Parks and Trails Commission for a term expiring February 28, 2028. Council Action Appoint Tom Anderson and Jonathan Schmidt to the Parks and Trails Commission for a term expiring February 28, 2028. Attachments 1.Commission Application – Tom Anderson 2.Commission Application – Jonathan Schmidt Agenda Item 6l.2. City of Corcoran Commissions Application COMMISSIONS APPLICATION Please indicate by order which of the following you are interested in (1, 2, 3 etc.): Parks and Trails Commission Meets the 3rd Thursday of the month at 7:00 p.m. - City Hall Planning Commission Meets the 1st Thursday of the month at 7:00 PM - City Hall Watershed Commission Meets the 2nd Wednesday of the month, 11:30 AM – Maple Grove City Hall Charter Meets once yearly The City welcomes you as an applicant for one of the City’s commissions. Residents of Corcoran are eligible for nomination to any of the City’s commissions as established by the City Council. Please complete the following information, attach extra sheets if necessary, and return. Accommodations will be provided, upon request, to allow individuals with disabilities to participate in the application process. DATA PRACTICES ADVISORY The City is required to provide the following information to you. Under Minnesota law, your name and home address are public information, which must be provided to anyone who requests it. If appointed to a commission, the following information will also be public: education and training background, previous work experience, work location, a work telephone number, and any expense reimbursement. The other information requested below is classified as private. This information will be used by the Commissioners and the City Council in determining qualification for appointment to a commission. Therefore, all of the information will be provided to the Commissioners and City Council in a public forum and will be reviewed in public. Failure to provide the requested information may result in forfeiture of a commission appointment. Please complete the information below: Name: Address: Phone: (h) (w) (c) E-mail: Continued on the next page… 1 Jonathan Schmidt City of Corcoran Commissions Application Please answer the following questions (use the back side if more space is needed): 1) How long have you been a Corcoran resident? 2) Please list any city committees/ commissions you have served on in the past, either for the City of Corcoran or another community. Please include the dates of service and if you held any positions such as Chair or Secretary. 3) Please describe why you feel qualified to serve on the Commission for which you are applying, including any other relevant experience with the issues faced by the Commission. 4) Why are you interested in serving on this Commission? If appointed, I agree to disclose any conflict of interest I might have in reviewing or approving any contract, license, permit, application, appointment, land use decision, public improvement, or other matter that comes before me. Please sign and date this application and return to City Clerk Deb Johnson at dkjohnson@corcoranmn.gov or to City Hall located at: City of Corcoran 8200 County Road 116 Corcoran, MN 55340 ______________________________________ _________________ Applicant Signature Date 3 years. My family moved into my wife's childhood home purchased from in-laws.I grew up just south of Corcoran so have enjoyed the city for many years. Currently serving the Parks & Trails Commission Would like to continue being a part of the commission. I have my BS in Biological sciences from the U of M and have always been passionateabout nature.I'm also the proud father of 14 year old twin girls and we have visited many parksin the area. As mentioned above, I am passionate about nature and the outdoors, but I'm also verypassionate about community and the importance of having, creating, and maintainingan environment where people feel safe (physically and psychologically) and includedwhen making lasting memories with family and friends. 09 Feb 2025 STAFF REPORT Agenda Item: 6m. Council Meeting: February 27th, 2025 Prepared By: Sgt. Ekenberg Topic: MN Chiefs Community Partnership Grant for Coffee with a Cop Action Required: Authorization Summary: The Corcoran Police Department seeks to enhance community engagement through meaningful and informal interactions between officers and residents. Staff identified the MN Chiefs Community Partnerships Grant as a funding opportunity to support initiatives aimed at strengthening police-community relationships. A grant application for $2,500 was submitted to establish a Coffee with a Cop program in Corcoran. The city was notified that it has been selected to receive full funding for this initiative. The Coffee with a Cop program will serve as a structured yet casual community outreach effort, fostering open dialogue between police officers and residents in a relaxed, approachable setting. This initiative aligns with the department’s commitment to being part of the community, enhancing transparency, trust-building, and proactive engagement with the community. Under this program, an officer will visit various locations throughout Corcoran, such as, community centers, gathering areas, and businesses, to hold monthly Coffee with a Cop events. These gatherings will ensure consistent opportunities for community members to meet officers, ask questions, and share concerns outside of traditional law enforcement interactions. The grant funding will be utilized to cover expenses such as venue costs, promotional materials, and refreshments to encourage community participation. By rotating locations within the city, the program aims to maximize accessibility and engagement across all neighborhoods. Financial/Budget: $2,500 (MN Chiefs Community Partnerships Grant) Fully covered by grant funding Options: 1.Consider a motion to authorize acceptance for the $2,500 MN Chiefs Community Partnership Grant to start a coffee with a cop program, resolution 2025-16 2.Provide staff with other direction. Recommendation: Consider a motion to authorize acceptance for the $2,500 MN Chiefs Community Partnership Grant to start a coffee with a cop program, resolution 2025-16 Council Action: 1.Consider a motion to authorize acceptance for the $2,500 MN Chiefs Community Partnership Grant to start a coffee with a cop program, resolution 2025-16 Attachments: Resolution No. 2025-16 City of Corcoran County of Hennepin State of Minnesota RESOLUTION NO. 2025-16 A RESOLUTION AUTHORIZING GRANT ACCEPTANCE WHEREAS, Minnesota Chiefs of Police Foundation, provides grant funding to Minnesota Police Departments for the purposes of building trust and fostering strong relationships within their community. WHEREAS, the City of Corcoran submitted an application for the Coffee and Conversations with Cops Grant WHEREAS, the City of Corcoran has been notified that it has been awarded $ 2,500.00 from the Minnesota Chiefs of Police Foundation Grant to complete the project expressed in the Application; WHEREAS, the city Council has determined that it is in the best interests of the City to accept the Funding and proceed with the Project subject to the terms and conditions of the Grant. NOW, THEREFORE, BE IT RESOLVED, the City of Corcoran accepts the Funding in order to complete the project as expressed in the application. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of February, 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk Attachment 6m.1 February 27, 2025 STAFF REPORT Agenda Item: 6n. Council Meeting: February 27th, 2025 Prepared By: Sergeant Peter Ekenberg Topic: Police Department Inauguration Support - Information Action Required: Information Summary: On June13th, 2024, council authorized 3 members of the Corcoran Police Department to participate in police support during the Inauguration of the President of the United States. In January 2025, three officers from the Corcoran Police Department —Deputy Director Burns, Officer Olson, and Officer Edstrom—were authorized to assist in the security detail for the 50th Presidential Inauguration. This effort was part of a coordinated deployment alongside law enforcement agencies from Minnesota and across the country, working under the direction of the Washington D.C. Metro The officers had the incredible experience of participating in this historic event, ensuring safety and security for attendees and dignitaries. They collaborated with officers from various agencies, strengthening interagency relationships and gaining valuable large - scale event security experience. Their duties, while not publicly detailed, were part of a well-coordinated security operation that required professionalism, adaptability, and teamwork. This event provided a unique opportunity for professional development and furthered the department’s commitment to public safety and national collaboration. Financial/Budget: The D.C. Metro Police covered all expenses, including lodging, regular pay, holiday pay, overtime, per diem, and travel costs. Total reimbursement cost: $9,054.30 There were no costs to the City of Corcoran; the reimbursement process is currently being finalized. Council Action: None Attachments: None STAFF REPORT Agenda Item: 6o. Council Meeting: February 27th, 2025 Prepared By: Sergeant Ekenberg Topic: UMN AED Project LUCAS Grant Action Required: Authorization Summary: Authorization for staff to apply for, and if selected, accept a grant from the University of Minnesota (UMN) Automated External Defibrillator (AED) Project LUCAS Grant to obtain a LUCAS mechanical chest compression device. A LUCAS (Lund University Cardiac Assist System) device is a mechanical chest compression system designed to provide consistent and high-quality CPR in emergency situations, increasing the likelihood of survival for individuals experiencing cardiac arrest. The UMN AED Project, with funding from The Leona M. and Harry B. Helmsley Charitable Trust, has been highly successful in improving CPR response throughout Minnesota. Since summer 2022, nearly 6,500 AED devices have been distributed, resulting in over 2,300 uses and measurable improvements in CPR quality. The City of Corcoran applied for, and received 15 AEDs from this portion of the grant in 2023. Recognizing the need for more advanced resuscitation tools, the Center for Resuscitation Medicine (CRM) at the University of Minnesota has launched a pilot project to provide LUCAS devices to law enforcement agencies through the UMN AED Project LUCAS Lottery. The grant will fund two rounds of 25 LUCAS devices each, supporting law enforcement partners who frequently provide extended emergency care before EMS arrival. The acquisition of a LUCAS machine will enhance the efficiency and effectiveness of emergency medical response in Corcoran. Recent data statewide indicates that law enforcement personnel are often on scene for over 10 minutes before EMS arrival, with some cases averaging 20 minutes or more. The LUCAS device will ensure consistent, high-quality chest compressions during prolonged resuscitation efforts, helping improve survival rates and reducing fatigue for first responders. Financial/Budget: If awarded, the grant will fully cover the cost of the device, estimated to be $15,000- $20,000. Options: 1.Consider a motion to authorize staff to apply for, and if selected, accept a grant from the UMN AED Project LUCAS Lottery to obtain a LUCAS mechanical chest compression device. 2.Provide staff with other direction. Recommendation: Consider a motion to authorize staff to apply for, and if selected, accept a grant from the UMN AED Project LUCAS Lottery to obtain a LUCAS mechanical chest compression device. Council Action: 1.Consider a motion to authorize staff to apply for, and if selected, accept a grant from the UMN AED Project LUCAS Lottery to obtain a LUCAS mechanical chest compression device. Attachments: None City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-19 Page 1 of 2 Motion By: Seconded By: A RESOLUTION SUPPORTING GRANT APPLICATION – 2025 DNR OUTDOOR RECREATION GRANT PROGRAM BE IT RESOLVED that the City of Corcoran act as legal sponsor for the project contained in the Outdoor Recreation Grant application to be submitted on 28 February, 2025 and that Recreation Supervisor Jessica Christensen Buck and City Administrator Jay Tobin are hereby authorized to apply to the Department of Natural Resources for funding of this project on behalf of the City of Corcoran. BE IT FURTHER RESOLVED that the applicant maintains an adequate Conflict of Interest Policy and, throughout the term of the contract, will monitor and report any actual or potential conflicts of interest to the State, upon discovery. BE IT FURTHER RESOLVED that the City of Corcoran has the legal authority to apply for financial assistance, and it has the financial capability to meet the match requirement (if any) and ensure adequate construction, operation, maintenance and replacement of the proposed project for its design life. BE IT FURTHER RESOLVED that the City of Corcoran has not incurred any development costs and has not entered into a written purchase agreement to acquire the property described in the Cost Breakdown section on this application. BE IT FURTHER RESOLVED that the City of Corcoran has or will acquire fee title or permanent easement over all the land described in the boundary map or recreational site plan included in the application. BE IT FURTHER RESOLVED that, upon approval of its application by the State, The City of Corcoran may enter into an agreement with the State for the above - referenced project, and that the City of Corcoran certifies that it will comply with all applicable laws and regulations as stated in the grant agreement including dedicating the park property for uses consistent with the funding grant program into perpetuity. NOW, THEREFORE BE IT RESOLVED that the Recreation Supervisor Jessica Christensen Buck and City Administrator Jay Tobin are hereby authorized to execute such agreements as necessary to implement the project on behalf of the applicant. Agenda Item 6p. City of Corcoran February 27, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-19 Page 2 of 2 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 27th day of February, 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk Page 1 of 6 STAFF REPORT Agenda Item 7a. City Council Meeting: February 27, 2025 Prepared By: Dwight Klingbeil Topic: Schmids Hidden Valley 3rd Addition Concept Plan (PID 04-119-23-42-0006) (City File No. 24-049) Action Required: Feedback 1.Application Request The applicants, Michael and Judith Ball, request an opportunity to appear before the City Council to solicit informal comments on a concept plan for a proposed subdivision of 21900 Oakdale Drive (Outlot A of Schmids Hidden Valley 2nd Addition) (PID 04-119-23-42-0006). The proposal includes platting and subdividing the 28.26-acre outlot into 3 single-family lots and 0 outlots. 2.Context Background On April 17, 2013, the City Council approved the final plat for Schmids Hidden Valley Second Addition. This subdivision consisted of 4 single-family lots and two outlots: Outlot A & Outlot B. The subdivision allocated four development rights to each of the created outlots. Zoning and Land Use The subject property is guided Rural/Ag Residential and zoned Rural Residential (RR). The site is located outside of the 2040 Metropolitan Urban Service Area (MUSA) boundary. The land is currently vacant and is used for agricultural purposes. Surrounding Properties All surrounding properties are guided Rural/Ag Residential and zoned Rural Residential. The existing uses of the surrounding properties include residential and/or agriculture. Figure 2 Zoning Map Figure 1 Project Location Page 2 of 6 Natural Characteristics of the Site The 2040 Comprehensive Plan Natural Resources Inventory Areas Map indicates a Savana / Pasture upland on the eastern arm of the parcel. This map also identified a northward flowing stream on the eastern portion of the property. There appear to be large mature trees on site, particularly on the eastern portion of the property along the stream. 3. Analysis Planning staff coordinated review of the concept plan with Public Works and Engineering as well as the Public Safety team. Memos from the City Engineer and Public Safety are enclosed in this report as well as incorporated into the following analysis as appropriate. The applicant is responsible for reviewing the entirety of both memos and incorporating the feedback as the project progresses. Use The proposed subdivision consists of 3 single-family rural lots, ranging in size from 3.5 – 20.95 acres. The use of a single-family development is compatible with the uses permitted in the Rural/Ag Residential districts. Lot Analysis The site is currently zoned Rural Residential (RR). The lot standards for the RR district are as follows: RR Area Requirements Minimum lot area 2 acres Minimum lot width 200 feet Minimum lot depth 300 feet Minimum Principal Structure Setbacks: Front, from Major Roadways* 100 feet Front, from all other streets 50 feet Front Porch (≤ 120 square feet) 40 feet Side 25 feet Rear 25 feet Maximum Principal Building Height 35 feet *Major Roadways are state highways and county roads. Figure 3 Concept Plan Page 3 of 6 All three lots comply with the minimum lot area requirements with the smallest lot 3.5- acres in size. The minimum lot width and lot depth are 200 and 300 feet respectively. The narrowest lot is 250 feet (lot 2) and the shallowest lot is 623 feet (lot 3), meaning all three lots comply with the minimum lot width and depth requirements. Based on the building pad locations on the proposed concept plan, all three lots are able to comply with the minimum setback requirements of the RR district. The building pad location on Lot 3 appears to be exactly 50’ from the frontage along Oakdale Drive. A formal plat application should confirm the proposed building pad at least 50’ away from the front property line adjacent to Oakdale Drive. Development Rights The 28.26-acre site has four development rights. The proposed development consists of three single-family lots and zero outlots, which would exhaust all but one development right for the property. It is unclear where the remaining Development Right will be allocated, and a formal plat application will need to clarify this allocation. Streets & Access The Roadway Classification map in the 2040 Comprehensive Plan classifies Oakdale Drive as a Minor Collector Road. To maintain efficient traffic flow and safety, the City’s practice is to minimize direct access points on collector roads by diverting them to local streets and internal road networks. As part of this approach, the City has planned for an internal road network to provide access to and from Oakdale Drive. In 2013, the plat for Schmids Hidden Valley 2nd Addition was approved with a future road alignment planned to extend High Bluff Lane through both Outlot A (the subject Figure 4 Development Rights Map Page 4 of 6 parcel) and Outlot B. This alignment was consistent with the 1994 plat for Corcoran Hills, which stubbed the High Bluff Lane right-of-way (ROW) at the southern boundary of Outlot B in anticipation of future connections. Thie concept plan deviates from this long-standing roadway plan by providing a private driveway instead of a public roadway. Under this proposal, all three proposed lots would receive access to Oakdale Drive from the private drive. Staff is not supportive of this proposal as it in conflict with the internal road network plans in place since 1994. A private drive on this parcel will prevent a continuous public roadway network to serve surrounding properties as they subdivide or develop further. This will likely result in additional driveway access points on Oakdale Drive in the future compounding on existing safety concerns in this area. The 2013 staff report for Schmids Hidden Valley 2nd Addition noted that the future road alignment exhibit represented a general alignment of this extension, and the final alignment would be determined when the Outlots are platted in the future. This alignment was determined through a Traffic Feasibility Study conducted in 2024. The location identified by the City Engineer aligns with the location of the proposed private drive. Staff also noted that the alignment identified in the Traffic Feasibility Study is located further west than the placeholder alignment from 2013. If 21800 & 21820 Oakdale Drive were to redevelop, the new alignment may not allow for a connection to the internal network. A potential solution could involve the dedication of a road easement extending from the new roadway to the edge of 21820 Oakdale Drive, which would allow connectivity for the future development. It could also be stated that it will be the responsibility of the entity seeking to redevelop the two existing lots to secure a road easement that allows for an internal connection. If a formal plat is submitted for this subdivision, staff recommends requiring ROW dedication on this site for the extension of High Bluff Lane. The new roadway must be Figure 5 Schmids Hidden Valley 2nd Addition with proposed roadway alignment Page 5 of 6 constructed to City standards, with provisions that would allow for westward extension for future developments. Additionally, the access point onto Oakdale Drive should align with the current proposed location, which was the alignment location identified in the Traffic Feasibility Study conducted in 2024. Utilities The entire site is located outside the MUSA and will be served by private well and septic systems. The applicant’s concept plan shows primary and alternative septic sites for each lot. A formal application must include confirmation these septic sites have been reviewed and approved by the County. Wetlands The 2040 Wetlands Inventory Map indicates a Seasonally Flooded Basin or Flat near the northeast portion of the property. A wetland delineation report was conducted on this property, and the findings were approved by the City’s environmental specialist in October 2024. This report found a number of wetlands within the parcel, four of which are Seasonally Flooded Basins, and are located on the western portion of the site, which is where most of the development is concentrated. The applicant’s concept plan shows the two largest wetlands as Storm Water Management areas. The western arm of the property contains one wetland that is classified as Fresh Wet Meadow, and a wetland along the banks of the northerly flowing stream. This entire area would be contained within Lot 1 and would not be impacted by the proposed development. The final site plans must include the required wetland buffers, buffer signage, and buffer establishment plan in alignment with Section 1050.010. Figure 6 Wetland Delineation Page 6 of 6 Trails and Sidewalks The Parks and Trails plan in the Comprehensive Plan identifies a proposed on-road trail that runs along Oakdale Drive. This easement would be located within the Right-of-Way (ROW) along Oakdale Drive and will be factored into the ROW dedication requirements of the formal plat. No park dedication credit is provided for on-road trails. Park dedication will be handled as cash-in-lieu of land and will be due on all three new residential lots based on the fee schedule adopted at the time of final plat approval. Stormwater The concept plan shows two stormwater management ponds for the subdivision. One in the northwest corner of Lot 1, and one on the shared boundary line between Lots 1 & 2. The City Engineer’s memo provides detailed comments on stormwater for the proposed concept plan. A stormwater management plan will be required with a preliminary plat to ensure compliance with City and Watershed standards for stormwater. Building Standards The applicant did not include building plans for the proposed homes of the subdivision. All homes constructed within this subdivision must comply with the minimum residential building standards outlined in Section 1030.030 of the Zoning Ordinance. The building materials utilized for these new constructions must meet the standards outlined in Section 1060.050 Subd. 1.B. 4. Recommendation Staff recommends that the Council review and discuss the concept plan and provide the applicant with informal comments. The topic of primary concern is the proposed private drive instead of the planned public street connection to support an internal road network as identified in previous subdivision applications. The Council should provide clear direction to the applicant so they can decide whether to proceed with a formal application. Any comments provided by the Council are advisory in nature and are non-binding. While the comments are non-binding, the applicant will consider the input from the City Council prior to a formal submittal. Attachments: 1. Site Location Map 2. Concept Plan dated December 26, 2024 3. Preliminary Plat for Schmids Hidden Valley 2nd Addition 4. Applicant Narrative dated December 26, 2024 5. City Engineer Memo dated February 18, 2025 6. Public Safety Memo dated January 8, 2025 Hennepin County Property Map Date: 2/20/2025 Comments:PARCEL ID: 0411923420006 OWNER NAME: Michael Ball & Judith Ball PARCEL ADDRESS: 21900 Oakdale Dr,Corcoran MN 55374 PARCEL AREA: 28.26 acres, 1,230,830 sq ft A-T-B: Abstract SALE PRICE: $512,500 SALE DATE: 04/2024 SALE CODE: Excluded From Ratio Studies ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $371,400 TAX TOTAL: $6,123.64 ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $293,200 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 2025 1:9,600 ℄ ℄ P r i v a t e D r i v e ( A g g r e g a t e S u r f a c e ) 1/1 CI V I L E N G I N E E R I N G SI T E D E S I G N R U R A L R E S I D E N T I A L D E V E L O P M E N T P R O J E C T x x x x x O a k d a l e D r i v e C o r c o r a n , M i n n e s o t a 5 5 3 4 0 7479 Fernbrook Lane N Maple Grove, MN 55331 612-703-7727 mball85@hotmail.com Michael & Judith Ball CITY OF CORCORAN, MN SIT E Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE, City Engineer Steve Hegland, PE Project: Schmids Hidden Valley 3rd Concept Review Date: February 18, 2025 Exhibits: This Memorandum is based on a review of the Schmids Hidden Valley 3rd Concept plan with the following documents. 1. Concept Plan - Schmids Hidden Valley 3rd Concept dated December 26, 2024 Comments: General: 1. Comments provided are high-level comments based on the concept plan provided. Additional comments should be anticipated on future submittals that include more details of the development. 2. In addition to engineering related comments per these plans, the proposed plans shall meet the requirements of planning, zoning, and public safety, as well as all other applicable codes and standards of the City of Corcoran, NPDES, ECWMC, Hennepin County, etc. Plat: 1. The applicant shall show all drainage and utility easements and that all platting requirements are met per the City Code. Drainage and utility easements shall be provided per City requirements. 2. Easements should be provided over all infrastructure used for the maintenance, conveyance, and treatment of stormwater. 3. Any existing easements should be provided to the City for review. Vacation of existing easements currently in place requires a city process and should be identified in the project schedule. Transportation 1. The proposed road is shown as a 21’ private drive within a shared access easement. Access for this development shall be a paved public street to allow for a future roadway connection to the north. As Oakdale Drive is a collector roadway, this would allow for access to the west and north to come from this location and reduce the amount of future access locations to Oakdale Drive. 2. All roadways shall be constructed to City standards. If rural road sections are used, all pipe crossings and ditch drainage shall meet minimum City of Corcoran Standards. 3. Final right of way width shall be reviewed at time of formal application. 4. The access location is shown in alignment with the access location which was recommended in the feasibility study for this development. 5. Options for providing future access to existing lots 1 and 2 should be reviewed and considered. February 18, 2025 Schmids Hidden Valley 3rd Kevin Mattson Page 2 of 2 Stormwater 1. A stormwater management plan will be required for this development in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. 2. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 3. The concept plan shows the delineated wetlands and proposed buffers. On final site plans, the proposed buffers shall be dimensioned as well as all wetland buffer signage shall be shown. If existing vegetation is proposed to be used as wetland buffer, these areas shall be reviewed with the City of Corcoran wetland specialist to determine if they are viable candidates. 4. Site plans shall identify stormwater access routes to the ponds and all features of the stormwater management system. 5. All drainage swales shall maintain a minimum of 2% slope and all slopes should be 4:1 or flatter unless approved by the city engineer. 6. If filtration is required by ECWMC for the site, the City strongly prefers a NURP pond with filter bench (offset to one side of the pond) be used with adequate maintenance access. The filter bench design is efficient land use and requires less future maintenance as compared to other treatment options. 7. The site plan identifies a draintile inlet near the northern stormwater management BMP. All draintile lines through the site should be located and incorporated into the stormwater management plan. This may include identifying and maintaining any offsite conveyance through the stormwater system or maintaining the draintile system. Water and Sewer 1. The parcel is out of the MUSA, therefore utilities will be provided by private well and septic systems. 2. Applicant shall be responsible for verifying and maintaining viability of septic sites for the proposed development. 3. During plan development, proposed well sites shall be shown on the development plans to ensure that development plan meets necessary setbacks and viable locations are present on the individual lots. End of Comments Page 1 of 1 MEMO Date: January 8, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 24-049 Schmids Hidden Valley 3rd Addition Concept Plan A Public Safety plan review meeting was held on January 8, 2025, to review the submitted Concept Plan application for the Lother Subdivision. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Albers, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, Planner Klingbeil, and Community Development Director Davis McKeown. The comments below are based on the materials submitted on December 26, 2024. 1. Shared drive and individual driveway must pass the roll test for emergency vehicles as part of this project. 2. Private drive and turnaround must meet City specification requirements. 3. Driveway lengths create foreseeable risks for rural fire and rescue operations. Applicant should consider reducing individual driveway lengths or incorporate turnarounds on Lot 1 & 2 for emergency vehicles. Page 1 of 7 STAFF REPORT Agenda Item 7b. City Council Meeting: February 27, 2025 Prepared By: Kendra Lindahl, AICP Topic: Sketch Plan for St. Thomas of the Apostle Catholic Church at 20020 County Road 10 (PID 23-119-23-44-0015) (city file no. 24-045) Action Required: Review and Comment Review Deadline: March 31, 2025 1. Request St. Thomas of the Apostle Catholic Church has submitted a request for review of a sketch plan for a new church on the subject property. The Church owns three adjacent properties. The new church would be on the middle parcel east of the existing church. 2.Context Zoning and Land Use The eastern two sites owned by the Church are guided Public/Semi-Public and zoned P- I (Public/Institutional) and the western parcel is guided Low Density Residential and zoned RSF-2 (Single Family Residential 2). The site is located within the Metropolitan Urban Service Area (MUSA) in phase I of the sewer staging plan. The site is also subject to the Southeast District Plan and Design Guidelines. Surrounding Properties All surrounding properties are located within the MUSA. The properties to the east (across CR 116) are guided Mixed Use, zoned DMU (Downtown Mixed Use) and are part of the future Town Center. The property to the south (across CR 10 is guided Commercial, zoned C-1 (Neighborhood Commercial) and developed with businesses. The property to the west/northwest is guided Low Density Residential, zoned Planned Unit Development (PUD) and developed as “Rush Creek Reserve.” The property to the north of the cemetery parcel is guided Medium Density Residential, zoned RMF-2 (Mixed Residential) and developed with single family homes. Figure 1-Zoning Map Page 2 of 7 Natural Characteristics of the Site The wetland delineation shows two wetlands on the site. The Natural Resources Inventory (NRI) map identifies a creek in the northeast corner of the eastern site (which is not proposed for development). The Parks and Trails map shows on-road trails planned on both County Road 10 and County Road 116. 3. Analysis Concept Plan The concept plan shows construction of a new 14,275 sq. ft. church with 101 parking stalls on the lot east of the existing church. The Church owns three pieces of property: • 20000 CR 10 (PID 23-119-23-44-0018) – the site of the existing church, cemetery and community center, • 20020 County Road 10 (PID 23-119-23-44-0015) – the site of an existing house and • Outlot H, Rush Creek Reserve Addition (PID 23-119-23-44-0019) – vacant land. Figure 2-Concept Plan Page 3 of 7 The survey shows the eastern to parcels as one parcel, but Hennepin County shows them as separate parcels. As part of the formal application, the survey must be updated to clearly show the property boundaries for each parcel along with dimensions. The Church has met with City staff several times over the years to discuss options for redeveloping the church site. Previous discussions included platting all three existing parcels as a single site with a phased development plan; however, the current plan simply develops the middle parcel. No platting is proposed. All existing parcels on the parcel planned for development with the new church will be removed. The western lot would remain undeveloped and the eastern lot would continue to be the site of the cemetery, community center and several accessory buildings. The existing church would be demolished once the new church is constructed. Churches are defined as “Places of Worship/Assembly” and are a permitted use in the PI (Public/Institutional) district. New development within this district will be allowed only when a full range of municipal services and facilities are available to serve the area. The new church will connect to municipal sanitary sewer and water. Lot Standards and Building Setbacks The development would need to comply with the P-I district standards shown in the table below: Required Proposed Minimum lot area 10 acres 7.13 acres* Minimum lot width 200 ft. 400 ft.+/- Minimum lot depth 200 ft. 776 ft. Setbacks Front, from major roadways 100 ft. 314 ft. Front, from all other streets 50 ft. N/A Side 50 ft. 77.3 ft (west) 99 ft (east) Rear 50 ft. 334 ft. Maximum Principal Building Height 45 ft. Undetermined** Maximum impervious surface coverage** 70% 34.3% *existing non-conformity **Building height is measured at the mean distance of the highest gable on a pitched or hip roof. Height limits do not apply to church spires. The proposed new church would comply with the minimum setback requirements; however, we do not have enough information to determine compliance with building height. Additional information will be required with the formal submittal. A variance will be requested to allow a zero setback for a driveway connecting the church to the community center and cemetery on the eastern lot and this is discussed in the parking section of the staff report. Page 4 of 7 Buildings/Architecture The applicant has not provided any architectural details for the proposed buildings but has provided some conceptual renderings showing a brick building with cut or cast stone accents. Building design must comply with Section 1060.050, Subd. 1(C) which provides standards for buildings in non- residential zoning districts. The concept plan appears to comply. As noted earlier, in the staff report, the applicant must show compliance with the building height limits. Parking and Drive Aisles Section 1060 of the Zoning Ordinance establishes the minimum number of parking spaces required based on the number of seats in the facility. The plans show 101 parking spaces. This would appear to meet the parking requirements. The final parking calculation would be determined with the plat and site plan application. The applicant has indicated that they will allow the lease on the parking area south of County Road 10 to expire once the new church and parking lot is constructed. The Church will also eliminate the crosswalk from the parking lot south of County Road 10. Landscape islands and pedestrian access routes are provided in the parking lot. Section 1060.060 requires that parking and drive aisles be setback 100 feet from County Road 10 and 10 feet from the side and rear property lines. The concept plan shows compliance with the setback standards except for the access road shown in the southeast corner of the parking lot. This gravel drive is shown as a connection to the drive leading to the cemetery. This will require a variance. Lighting Parking lot and building lighting must comply with the standards in Section 1060.060. Light fixture and pole details must be provided with the formal submittal to ensure compliance. Figure 3 - conceptual building elevations Page 5 of 7 Signage It appears that a new monument sign is proposed near the new church driveway. Details must be provided to ensure compliance. When the existing church is demolished, the existing freestanding sign on that parcel must be removed as required by Chapter 84 as off-site sign are not permitted. Signs may only be permitted on the parcel where the use is located. Landscaping The site is subject to the landscape standards in Section 1060.070 which requires the following: - One overstory tree per 1,000 sq. ft. of gross building floor area or one tree per 50 lineal ft. of site perimeter, whichever is greater. - One understory shrub for each 300 sq. ft. of building or one tree per 30 lineal ft. of site perimeter, whichever is greater. The applicant’s plan show that minimum of 48 overstory trees and 80 shrubs are required to meet the base landscape requirements. The final plan will determine landscape requirements and will be confirmed with the formal application. Section 1060.060 requires that parking areas with four or more stalls shall be screened from properties guided or zoned residential and from public streets. Screening to a height of at least three ft. shall be provided to screen vehicle headlights. The concept plan appears to show compliance by providing the screening on the south and west sides of the parking lot with additional shrubs (for a total of 198 shrubs). While not shown on the concept plan, underground irrigation with rain sensors is required with all new non- residential development. This will be required as part of the formal submittal. The landscape sheets shall be updated to include the City of Corcoran landscape details. Figure 4-Landscape Plan Page 6 of 7 Buffer Yard In addition to the landscaping requirements noted above, Section 1060.070, Subd. 2.J.1 requires buffer yards to be provided in perpetuity. Easements shall be required over the buffer yard to protect them in perpetuity. The Code requires the developer to provide a Buffer Yard C on the west because the adjacent church parcel is zoned RSF-2 and a Buffer Yard D on the north because that parcel is zoned UR. No buffer yard is required on the east or south. These required buffer plantings are in addition to the base landscape requirements. The buffer yard and required easements are not shown on the plans and must be provided as part of the formal submittal. Parks and Trails Because the applicant is not platting the property, no park dedication is required. The Parks and Trails Plan map from the Comprehensive Plan identifies a proposed off- road trail along County Road 10. The trail would be built by the County in future when the road is improved. Access/Streets The parcel has access onto County Road 10 (A Minor Connector). The survey shows County Road 10 as a 66-foot wide right-of-way adjacent to this lot. The Southeast guidelines anticipate a 60-foot half right-of-way for County Road 10, but as part of the Rush Creek Reserve development to the west, the County required a 50-foot half right- of-way. The applicant is choosing not to plat the land to combine the three parcels into one; therefore, additional right-of-way is not required to be dedicated at this time. Hennepin County provided informal comments, which are attached to this report. They will require that the new church access align with Commerce Street and note that a mill and overlay is tentatively scheduled on County Road 10 in 2027. A right turn lane on County Road 10 is shown on the plans. The attached engineer’s memo provides additional comments on this plan. A feasibility study is underway for the site. Utilities The site is located within the MUSA boundary and will be served by sewer and water. The applicant will be responsible for extending utilities to serve the site. The sewer will connect across the west lot and connect to the City lift station. Water will connect in the Figure 5 - Zoning Buffer Yard Page 7 of 7 same area. The plans show that the new church will connect to municipal sewer and water, but the community center on the east lot will continue to use well and septic as that lot is not part of the development proposal. An overhead powerline runs east-west through the site and will be relocated to accommodate the proposed structure. Stormwater As part of the development review plan, the applicant would be required to comply with state, watershed and local stormwater standards. The plans show two stormwater ponds on the lot. Public Safety The Public Safety Committee has not provided comments on the concept plan. A formal review will be completed with the formal development application. Summary The concept plan appears to be generally consistent with the standards for new development in the PI district and the only variance specifically called out by the applicant is a drive aisle setback variance to allow access to the cemetery on the eastern parcel. The variance would not be required if the parcels were combined, but the applicant does not wish to combine the parcels. The next step would be an application for a Variance and Site Plan Approval (with a development contract). 4. Recommendation Staff recommends that the City Council review and discuss the sketch plan and provide the applicant with informal comments. Any opinions or comments provided to the applicant by the City Council are considered advisory only and shall not constitute a binding decision on the request. Attachments 1. Site Location Map 2. Narrative dated January 30, 2025 3. Overall Concept Plan received January 30, 2025 4. Floor plan and elevations dated July 7, 2024 5. Site development plans dated December 16, 2024 6. City Engineer Memo dated February 11, 2025 7. Hennepin County email dated February 13, 2025 Hennepin County Property Map Date: 2/15/2025 Comments:PARCEL ID: 2311923440015 OWNER NAME: St Thomas The Apostle Church PARCEL ADDRESS: 20020 Co Rd No 10,Corcoran MN 55340 PARCEL AREA: 7.13 acres, 310,550 sq ft A-T-B: Abstract SALE PRICE: $200,000 SALE DATE: 03/1998 SALE CODE: Excluded From Ratio Studies ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Residential HOMESTEAD: Non-Homestead MARKET VALUE: $0 TAX TOTAL: $0.00 ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Residential HOMESTEAD: Non-Homestead MARKET VALUE: $0 This data (i) is furnished 'AS IS' with no representation as to completeness or accuracy; (ii) is furnished with no warranty of any kind; and (iii) is 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 2025 1:4,800 kimley-horn.com 767 Eustis Street, Suite 100, St. Paul, MN 55114 651-645-4197 MEMORANDUM To:City of Corcoran From:Michael Brandt, PE Kimley-Horn and Associates, Inc. Date: 1/30/2025 St Thomas of the Apostle Church is proposing to develop the property located at 20020 County Road 10, near the intersection of Commerce Street. The existing Church has outlived its useful life, is undersized, and poses significant safety issues. These issues include undesirable parking to where parishioners must cross County Road 10, a non-accessible path from the parking to the Church, as well as structural issues with the existing facility. The intent of the proposed Church is to alleviate these concerns and create a safer, larger Church for its parishioners. The total property area is 7.13 acres. The proposed development consists of a new church building, associated parking, utilities, and stormwater detention ponds. The purpose of the attached Overall Concept Site Plan is to illustrate what features of the existing St Thomas of the Apostle Church will remain once the proposed Church and features are built. During construction of the proposed Church and features, the following features will be removed: - The existing overhead powerline will be re-routed - The existing driveway access to the picnic shelter and cemetery will be removed Once the proposed church and parking lot is operational, the following features will be removed: - Existing Church will be removed - Existing parking area across County Road 10 will no longer be utilized for Church parking The following features will remain for the foreseeable future: - Existing Hall and playground on the eastern side of the property - Existing house and access on the southeast side of the property - Existing picnic shelters and storage building. - Existing cemetery and trail - Existing septic and well located in the northeast part of the property that serves the existing Hall Sincerely, Michael Brandt, Project Manager CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B WETLAND 1BWETLAND 2A NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G 30' WETLAND SETBACK EXISTING CEMETERY TO REMAIN 100' STRUCTURE SETBACK 30' WETLAND SETBACK PROPERTY LINE EXISTING STRUCTURE TO REMAIN 50' SETBACK SANITARY SEWER EASEMENT SEE SURVEY ELECTRICAL EASEMENT 50' SETBACK 50' SETBACK 200' RIGHT TURN LANE 30' WETLAND BUFFER EXISTING UTILITY BOXES PROPOSED 20' PUBLIC WATER EASEMENT FUTURE EXPANSION FOR OFFICE AND CLASSROOMS EXISTING CHURCH TO BE REMOVED AFTER THE PROPOSED CHURCH IS OPERATIONAL EXISTING HALL AND PLAYGROUNDTO REMAIN EXISTING PICNIC SHELTER TO REMAIN EXISTING HOUSE TO BE REMOVED EXISTING SEPTIC TO REMAIN TO SERVICE EXISTING HALL EXISTING OVERHEAD POWER TO BE RE-ROUTED. EXISTING SEPTIC TO BE REMOVED EXISTING ACCESS TO BE REMOVED EXISTING ACCESS TO BE REMOVED ONCE PROPOSED CHURCH IS OPERATIONAL EXISTING HOUSE AND ACCESS TO REMAIN EXISTING ACCESS TO REMAIN LEASE WILL EXPIRE ONCE PROPOSED CHURCH PARKING LOT IS OPERATIONAL EXISTING STORAGE BUILDING TO REMAIN ACCESS TO CEMETERY TRAIL EXISTING CEMETERY TRAIL TO REMAIN EXISTING WELL TO REMAIN EXISTING WELL TO BE REMOVED EXISTING PICNIC SHELTER BE REMOVED PROPERTY TO BE DEVELOPED PROPERTY TO BE DEVELOPED PROPERTY TO BE DEVELOPED PR E P A R E D F O R OV E R A L L CO N C E P T S I T E PL A N EX-3 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M © BY RE V I S I O N S No . DA T E NORTH Know what'sbelow. before you dig.Call R PROPOSED CURB AND GUTTER PROPERTY LINE SETBACK LINE LEGEND DRAINAGE AND UTILITY EASEMENT STANDARD DUTY ASPHALT PAVMENT SEE DETAILS FOR SECTION HEAVY DUTY ASPHALT PAVEMENT SEE DETAILS FOR SECTION CONCRETE SIDEWALK SEE DETAILS FOR SECTION STORM WATER AREA SEE GRADING PLAN FOR DETAILS WETLAND SETBACK LINE PROPOSED WETLAND DISTURBANCE EXISTING WETLAND GRAVEL SEE DETAILS FOR SECTION RETAINING WALL HEAVY DUTY CONCRETE SEE DETAILS FOR SECTION PROPERTY TO BE DEVELOPED FEATURE TO BE REMOVED - SEE NARRATIVE PROPOSED PLAN Scale: 1/16" = 1'-0" Design Elements Subject to Change; For Conceptual Review Only. Not for Regulatory Approval, Permit, or Construction. All rights reserved. ©2024 Instaurare Omnia, LLC St. Thomas the Apostle Church New Church Design 7 July 2024 408 Total ALTAR ALTAR OF REPOSE VESTING SACRISTY BAPTISTRY NARTHEX (DOWN TO LOWER LEVEL) LARGE CONFERENCE / GATHERING SPACE UP TO CHOIR LOFT CORRIDOR COAT PENITENTPRIESTPENITENTPRIEST SHRINE CHAPEL ENTRANCE STORAGE VESTIBULE SEATING AREA CORRIDOR WOMEN MEN KITCHEN FUTURE EXPANSION STOR. CLOISTER COURTYARD ATTIC ACCESS WORK SACRISTY OUTDOOR DECK / PATIO SERVERS LITURGICAL STORAGE ELEVATOR SANCTUARY NAVE SHRINE COATSTORAGE WELCOME / USHER ADORATION PRELIMINARY: NOT FOR CONSTRUCTION PROPOSED PLAN Scale: 1/16" = 1'-0" Design Elements Subject to Change; For Conceptual Review Only. Not for Regulatory Approval, Permit, or Construction. All rights reserved. ©2024 Instaurare Omnia, LLC St. Thomas the Apostle Church New Church Design 7 July 2024 PRELIMINARY: NOT FOR CONSTRUCTION PROPOSED PLAN Scale: 1/16" = 1'-0" Design Elements Subject to Change; For Conceptual Review Only. Not for Regulatory Approval, Permit, or Construction. All rights reserved. ©2024 Instaurare Omnia, LLC St. Thomas the Apostle Church New Church Design 20 August 2024 CAST/CUT STONE ELEV: 70' 0" ELEV: 54' 4" ELEV: 43' 8" ELEV: 24' 0" ELEV: 3' 4" ELEV: 36' 8" ELEV: 14' 0" BRICK PRELIMINARY: NOT FOR CONSTRUCTION PROPOSED RENDERING Design Elements Subject to Change; For Conceptual Review Only. Not for Regulatory Approval, Permit, or Construction. All rights reserved. ©2024 Instaurare Omnia, LLC St. Thomas the Apostle Church New Church Design 7 July 2024 PRELIMINARY: NOT FOR CONSTRUCTION Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 0 - C O V E R S H E E T . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 3 8 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R CO V E R S H E E T C000 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B NORTH VICINITY N.T.S. CORCORAN, HENNEPIN COUNTY, MN 1. CONTRACTOR SHALL CONFIRM THAT THE EXISTING CONDITIONS FOR THE SITE MATCH WHAT IS SHOWN ON THE DRAWINGS INCLUDED PRIOR TO CONSTRUCTION. 2. IF REPRODUCED, THE SCALES SHOWN ON THESE PLANS ARE BASED ON A 22x34 SHEET. 3. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICES COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING POSSESSION AND THE FINAL CONNECTION OF SERVICES. 4. ALL GENERAL CONTRACTOR WORK TO BE COMPLETED (EARTHWORK, FINAL UTILITIES, AND FINAL GRADING) BY THE MILESTONE DATE IN PROJECT DOCUMENTS. NOTES: GEOTECHNICAL ENGINEER HAUGO GEOTECHNICAL SERVICES 2825 CEDAR AVE S MINNEAPOLIS, MN 55407 TELEPHONE: (612) 729-2959 CONTACT: PAUL GIONFRIDDO PROJECT TEAM: SURVEYOR BOHLEN SURVEYING & ASSOCIATES LLC 1682 CLIFF ROAD EAST BURNSVILLE, MN 55337 TELEPHONE: (952) 895-9212 FAX: (952) 895-9259 CONTACT: TOM O'MEARA ENGINEER KIMLEY-HORN AND ASSOCIATES, INC. PREPARED BY: MICHAEL C. BRANDT 767 EUSTIS STREET, SUITE 100 ST. PAUL, MN 55114 TELEPHONE (651) 645-4197 OWNER / DEVELOPER ST. THOMAS THE APOSTLE CATHOLIC CHURCH 20000 COUNTY RD 10 CORCORAN, MN 55340 TELEPHONE: (763) 420-2385 ST THOMAS THE APOSTLE SECTION 23, TOWNSHIP 119N, RANGE 23W FOR SITE DEVELOPMENT PLANS Know what'sbelow. before you dig.Call ARCHITECT MILLER DUNWIDDIE 100 WASHINGTON AVE S, SUITE 500 MINNEAPOLIS, MN 55401 TELEPHONE: (612) 337-0000 CONTACT: PAUL MAY DRAWING INDEX SHEET NO.SHEET TITLE EX-1 EXISTING DRAINAGE EXHIBIT EX-2 PROPOSED DRAINAGE EXHIBIT C000 COVER SHEET C100 GENERAL NOTES C101 SURVEY C102 SURVEY C200 DEMO PLAN C201 WETLAND IMPACT C300 EROSION AND SEDIMENT CONTROL PLAN - PHASE 1 C301 EROSION AND SEDIMENT CONTROL PLAN - PHASE 2 C302 EROSION AND SEDIMENT CONTROL DETAILS C303 EROSION AND SEDIMENT CONTROL DETAILS C400 OVERALL SITE PLAN C401 SITE PLAN ENLARGEMENTS C402 SITE PLAN ENLARGEMENTS C403 SITE PLAN ENLARGEMENTS C404 SITE DETAILS C405 SITE DETAILS C406 SITE DETAILS C500 GRADING PLAN C501 GRADING PLAN ENLARGEMENTS C502 GRADING PLAN ENLARGEMENTS C503 GRADING PLAN ENLARGEMENTS C504 STORM SEWER PLAN C505 STORM SEWER ENLARGEMENTS C506 STORM SEWER ENLARGEMENTS C507 STORM SEWER ENLARGEMENT C508 GRADING DETAILS C509 GRADING DETAILS C600 SITE UTILITY PLAN C601 UTILITY DETAILS C602 UTILITY DETAILS C603 UTILITY DETAILS L100 LANDSCAPE PLAN L101 LANDSCAPE ENLARGEMENTS L102 LANDSCAPE ENLARGEMENTS L103 LANDSCAPE ENLARGEMENTS L104 LANDSCAPE DETAILS LANDSCAPE ARCHITECT KIMLEY-HORN AND ASSOCIATES, INC. PREPARED BY: RYAN A. HYLLESTED, PLA 767 EUSTIS STREET, SUITE 100 ST. PAUL, MN 55114 TELEPHONE (651) 645-4197 SITE C O . R D . N O . 1 0 CO M M E R C E S T FL E T C H E R L N Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 1 - G E N E R A L N O T E S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 3 8 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R GE N E R A L N O T E S C100 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B GENERAL CONSTRUCTION NOTES 1. THE CONTRACTOR AND SUBCONTRACTORS SHALL OBTAIN A COPY OF THE MN DEPARTMENT OF TRANSPORTATION "STANDARD SPECIFICATIONS FOR CONSTRUCTION" (LATEST EDITION) AND BECOME FAMILIAR WITH THE CONTENTS PRIOR TO COMMENCING WORK, AND, UNLESS OTHERWISE NOTED, ALL WORK SHALL CONFORM AS APPLICABLE TO THESE STANDARDS AND SPECIFICATIONS. 2. THE CONTRACTOR SHALL BE RESPONSIBLE FOR FURNISHING ALL MATERIAL AND LABOR TO CONSTRUCT THE FACILITY AS SHOWN AND DESCRIBED IN THE CONSTRUCTION DOCUMENTS IN ACCORDANCE WITH THE APPROPRIATE APPROVING AUTHORITIES, SPECIFICATIONS AND REQUIREMENTS. CONTRACTOR SHALL CLEAR AND GRUB ALL AREAS UNLESS OTHERWISE INDICATED, REMOVING TREES, STUMPS, ROOTS, MUCK, EXISTING PAVEMENT AND ALL OTHER DELETERIOUS MATERIAL. 3. THE EXISTING SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS QUALITY LEVEL "D" UNLESS OTHERWISE NOTED. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ACSE 38/02, ENTITLED STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF SUBSURFACE QUALITY DATA BY THE FHA. EXISTING UTILITIES SHOWN ARE LOCATED ACCORDING TO THE INFORMATION AVAILABLE TO THE ENGINEER AT THE TIME OF THE TOPOGRAPHIC SURVEY AND HAVE NOT BEEN INDEPENDENTLY VERIFIED BY THE OWNER OR THE ENGINEER. GUARANTEE IS NOT MADE THAT ALL EXISTING UNDERGROUND UTILITIES ARE SHOWN OR THAT THE LOCATION OF THOSE SHOWN ARE ENTIRELY ACCURATE. FINDING THE ACTUAL LOCATION OF ANY EXISTING UTILITIES IS THE CONTRACTOR'S RESPONSIBILITY AND SHALL BE DONE BEFORE COMMENCING ANY WORK IN THE VICINITY. FURTHERMORE, THE CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES DUE TO THE CONTRACTOR'S FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UNDERGROUND UTILITIES. THE OWNER OR ENGINEER WILL ASSUME NO LIABILITY FOR ANY DAMAGES SUSTAINED OR COST INCURRED BECAUSE OF THE OPERATIONS IN THE VICINITY OF EXISTING UTILITIES OR STRUCTURES, NOR FOR TEMPORARY BRACING AND SHORING OF SAME. IF IT IS NECESSARY TO SHORE, BRACE, SWING OR RELOCATE A UTILITY, THE UTILITY COMPANY OR DEPARTMENT AFFECTED SHALL BE CONTACTED AND THEIR PERMISSION OBTAINED REGARDING THE METHOD TO USE FOR SUCH WORK. 4. IT IS THE CONTRACTOR'S RESPONSIBILITY TO CONTACT THE VARIOUS UTILITY COMPANIES WHICH MAY HAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE COMMENCING WORK. THE CONTRACTOR SHALL PROVIDE 48 HOURS MINIMUM NOTICE TO ALL UTILITY COMPANIES PRIOR TO BEGINNING CONSTRUCTION. 5. THE CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ALL REQUIRED CONSTRUCTION PERMITS AND BONDS IF REQUIRED PRIOR TO CONSTRUCTION. 6. THE CONTRACTOR SHALL HAVE AVAILABLE AT THE JOB SITE AT ALL TIMES ONE COPY OF THE CONSTRUCTION DOCUMENTS INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIAL CONDITIONS AND COPIES OF ANY REQUIRED CONSTRUCTION PERMITS. 7. ANY DISCREPANCIES ON THE DRAWINGS SHALL BE IMMEDIATELY BROUGHT TO THE ATTENTION OF THE OWNER AND ENGINEER BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS FROM DESIGN ARE TO BE MADE WITHOUT PRIOR APPROVAL OF THE OWNER AND NOTIFICATION TO THE ENGINEER. 8. ALL COPIES OF COMPACTION, CONCRETE AND OTHER REQUIRED TEST RESULTS ARE TO BE SENT TO THE OWNER DIRECTLY FROM THE TESTING AGENCY. 9. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DOCUMENTING AND MAINTAINING AS-BUILT INFORMATION WHICH SHALL BE RECORDED AS CONSTRUCTION PROGRESSES OR AT THE COMPLETION OF APPROPRIATE CONSTRUCTION INTERVALS AND SHALL BE RESPONSIBLE FOR PROVIDING AS-BUILT DRAWINGS TO THE OWNER FOR THE PURPOSE OF CERTIFICATION TO JURISDICTIONAL AGENCIES AS REQUIRED. ALL AS-BUILT DATA SHALL BE COLLECTED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR WHOSE SERVICES ARE ENGAGED BY THE CONTRACTOR. 10. ANY WELLS DISCOVERED ON SITE THAT WILL HAVE NO USE MUST BE PLUGGED BY A LICENSED WELL DRILLING CONTRACTOR IN A MANNER APPROVED BY ALL JURISDICTIONAL AGENCIES. CONTRACTOR SHALL BE RESPONSIBLE FOR OBTAINING ANY WELL ABANDONMENT PERMITS REQUIRED. 11. ANY WELL DISCOVERED DURING EARTH MOVING OR EXCAVATION SHALL BE REPORTED TO THE APPROPRIATE JURISDICTIONAL AGENCIES WITHIN 24 HOURS AFTER DISCOVERY IS MADE. 12. THE CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THAT THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS DO NOT CONFLICT WITH ANY KNOWN EXISTING OR OTHER PROPOSED IMPROVEMENTS. IF ANY CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITE WORK THAT WOULD BE AFFECTED. FAILURE TO NOTIFY OWNER OF AN IDENTIFIABLE CONFLICT PRIOR TO PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANY OBLIGATION TO PAY FOR A RELATED CHANGE ORDER. 13. SHOULD CONTRACTOR ENCOUNTER ANY DEBRIS LADEN SOIL, STRUCTURES NOT IDENTIFIED IN THE DOCUMENTS, OR OTHER SOURCE OF POTENTIAL CONTAMINATION, THEY SHALL IMMEDIATELY CONTACT THE ENGINEER AND OWNER. TYPICAL OWNER/ENGINEER OBSERVATIONS CONTRACTOR SHALL NOTIFY OWNER AND/OR ENGINEER 48 HOURS IN ADVANCE OF THE FOLLOWING ACTIVITIES: - PRE-CONSTRUCTION MEETING, SUBGRADE PREPARATION, BASE INSTALLATION ASPHALT INSTALLATION, UNDERGROUND PIPING AND UTILITIES INSTALLATION, INSTALLATION OF STRUCTURES, CHECK VALVES, HYDRANTS, METERS, ETC., SIDEWALK INSTALLATION, CONNECTIONS TO WATER AND SEWER MAINS, TESTS OF UTILITIES 3RD PARTY TEST REPORTS REQ'D TEST REPORTS REQUIRED FOR CLOSE OUT INCLUDE, BUT ARE NOT LIMITED TO: - DENSITY TEST REPORTS - BACTERIOLOGICAL TESTS OF WATER SYSTEM - PRESSURE TEST OF WATER/SEWER - LEAK TESTS ON SEWER SYSTEM AND GREASE TRAPS - ANY OTHER TESTING REQUIRED BY THE AGENCY/MUNICIPALITY WATER STORM SEWER & SANITARY SEWER NOTES 1. THE CONTRACTOR SHALL CONSTRUCT GRAVITY SEWER LATERALS, MANHOLES, GRAVITY SEWER LINES, AND DOMESTIC WATER AND FIRE PROTECTION SYSTEM AS SHOWN ON THESE PLANS. THE CONTRACTOR SHALL FURNISH ALL NECESSARY MATERIALS, EQUIPMENT, MACHINERY, TOOLS, MEANS OF TRANSPORTATION AND LABOR NECESSARY TO COMPLETE THE WORK IN FULL AND COMPLETE ACCORDANCE WITH THE SHOWN, DESCRIBED AND REASONABLY INTENDED REQUIREMENTS OF THE CONTRACT DOCUMENTS AND JURISDICTIONAL AGENCY REQUIREMENTS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 2. ALL EXISTING UNDERGROUND UTILITY LOCATIONS SHOWN ARE APPROXIMATE. THE CONTRACTOR SHALL COMPLY WITH ALL REQUIREMENTS FOR UTILITY LOCATION AND COORDINATION IN ACCORDANCE WITH THE NOTES CONTAINED IN THE GENERAL CONSTRUCTION SECTION OF THIS SHEET. 3. THE CONTRACTOR SHALL RESTORE ALL DISTURBED VEGETATION IN KIND, UNLESS SHOWN OTHERWISE. 4. DEFLECTION OF PIPE JOINTS AND CURVATURE OF PIPE SHALL NOT EXCEED THE MANUFACTURER'S SPECIFICATIONS. SECURELY CLOSE ALL OPEN ENDS OF PIPE AND FITTINGS WITH A WATERTIGHT PLUG WHEN WORK IS NOT IN PROGRESS. THE INTERIOR OF ALL PIPES SHALL BE CLEAN AND JOINT SURFACES WIPED CLEAN AND DRY AFTER THE PIPE HAS BEEN LOWERED INTO THE TRENCH. VALVES SHALL BE PLUMB AND LOCATED ACCORDING TO THE PLANS. 5. ALL PIPE AND FITTINGS SHALL BE CAREFULLY STORED FOLLOWING MANUFACTURER'S RECOMMENDATIONS. CARE SHALL BE TAKEN TO AVOID DAMAGE TO THE COATING OR LINING IN ANY D.I. PIPE FITTINGS. ANY PIPE OR FITTING WHICH IS DAMAGED OR WHICH HAS FLAWS OR IMPERFECTIONS WHICH, IN THE OPINION OF THE ENGINEER OR OWNER, RENDERS IT UNFIT FOR USE, SHALL NOT BE USED. ANY PIPE NOT SATISFACTORY FOR USE SHALL BE CLEARLY MARKED AND IMMEDIATELY REMOVED FROM THE JOB SITE, AND SHALL BE REPLACED AT THE CONTRACTOR'S EXPENSE. 6. WATER FOR FIRE FIGHTING SHALL BE MADE AVAILABLE FOR USE BY THE CONTRACTOR PRIOR TO COMBUSTIBLES BEING BROUGHT ON SITE. 7. ALL UTILITY AND STORM DRAIN TRENCHES LOCATED UNDER AREAS TO RECEIVE PAVING SHALL BE COMPLETELY BACK FILLED IN ACCORDANCE WITH THE GOVERNING JURISDICTIONAL AGENCY'S SPECIFICATIONS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 8. UNDERGROUND LINES SHALL BE SURVEYED BY A STATE OF MN PROFESSIONAL LAND SURVEYOR PRIOR TO BACK FILLING. 9. CONTRACTOR SHALL PERFORM, AT HIS OWN EXPENSE, ANY AND ALL TESTS REQUIRED BY THE SPECIFICATIONS AND/OR ANY AGENCY HAVING JURISDICTION. THESE TESTS MAY INCLUDE, BUT MAY NOT BE LIMITED TO, INFILTRATION AND EXFILTRATION, TELEVISION INSPECTION AND A MANDREL TEST ON GRAVITY SEWER. A COPY OF THE TEST RESULTS SHALL BE PROVIDED TO THE UTILITY PROVIDER, OWNER AND JURISDICTIONAL AGENCY AS REQUIRED. 10. CONTRACTOR SHALL PROVIDE FOR A MINIMUM HORIZONTAL CLEARANCE OF 10' AND A VERTICAL CLEARANCE OF 18" BETWEEN WATER AND SANITARY SEWER MANHOLES AND LINES. 11. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER. 12. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT UNLESS OTHERWISE STATED BY CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS. 13. UNLESS OTHERWISE STATED IN CITY AND STATE DESIGN STANDARDS AND SPECIFICATIONS, ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING RING & COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER". EXISTING CASTINGS AND STRUCTURES WITHIN PROJECT LIMITS SHALL BE ADJUSTED TO MEET THESE CONDITIONS AND THE PROPOSED FINISHED GRADE. 14. TOPOGRAPHIC INFORMATION IS TAKEN FROM A TOPOGRAPHIC SURVEY BY LAND SURVEYORS. IF THE CONTRACTOR DOES NOT ACCEPT EXISTING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, THEN THE CONTRACTOR SHALL SUPPLY, AT THEIR EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR TO THE OWNER FOR REVIEW. 15. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. 16. ALL STORM STRUCTURES SHALL HAVE A SMOOTH UNIFORM POURED MORTAR FROM INVERT IN TO INVERT OUT. 17. ROOF DRAINS SHALL BE CONNECTED TO STORM SEWER BY PREFABRICATED WYES OR AT STORM STRUCTURES. ROOF DRAINS AND TRUCK WELL DRAIN SHALL RUN AT A MINIMUM 1% SLOPE, UNLESS NOTED OTHERWISE, AND TIE IN AT THE CENTERLINE OF THE STORM MAIN. 18. ALL ROOF AND SANITARY SEWER DRAINS SHALL BE INSULATED IF 7' OF COVER CANNOT BE PROVIDED. 19. THE CONTRACTOR SHALL PROTECT EXISTING UNDERGROUND UTILITIES AND APPURTENANCES THAT ARE TO REMAIN FROM DAMAGE DURING CONSTRUCTION OPERATIONS. 20. THE LOCATION OF EXISTING UTILITIES, STORM DRAINAGE STRUCTURES AND OTHER ABOVE AND BELOW-GRADE IMPROVEMENTS ARE APPROXIMATE AS SHOWN. IT IS THE CONTRACTOR'S RESPONSIBILITY TO DETERMINE THE EXACT LOCATION, SIZE AND INVERT ELEVATIONS OF EACH PRIOR TO THE START OF CONSTRUCTION. 21. A MINIMUM OF 5' SEPARATION IS REQUIRED BETWEEN UTILITIES AND TREES UNLESS A ROOT BARRIER IS UTILIZED. 22. GAS, PHONE AND ELECTRIC SERVICES SHOWN FOR INFORMATIONAL PURPOSES ONLY. DRY UTILITY COMPANIES MAY ALTER THE DESIGN LAYOUT DURING THEIR REVIEW. CONTRACTOR TO COORDINATE FINAL DESIGN AND INSTALLATION WITH UTILITY COMPANIES. 23. COORDINATE UTILITY INSTALLATION WITH IRRIGATION DESIGN AND INSTALLATION. 24. ALL DIMENSIONS ARE TO FLOW LINE OF CURB UNLESS OTHERWISE NOTED. PERIMETER WALL DIMENSIONS ARE TO INSIDE WALL FACE. REFERENCE ARCHITECTURAL PLANS FOR EXACT WALL WIDTH AND SPECIFICATIONS. 25. REFERENCE ARCHITECTURAL PLANS (BY OTHERS). FOR EXACT BUILDING DIMENSIONS, AND MATERIALS SPECIFICATIONS. 26. REFERENCE M.E.P. PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND SPECIFICATIONS. 27. CONTRACTOR SHALL REFERENCE STRUCTURAL PLANS (BY OTHERS) FOR MECHANICAL EQUIPMENT DIMENSIONS AND PAD PREPARATION SPECIFICATIONS. 28. CONTRACTOR SHALL REFERENCE M.E.P PLANS (BY OTHERS) FOR LIGHT POLE WIRING. GRADING AND DRAINAGE NOTES 1. GENERAL CONTRACTOR AND ALL SUBCONTRACTORS SHALL VERIFY THE SUITABILITY OF ALL EXISTING AND PROPOSED SITE CONDITIONS INCLUDING GRADES AND DIMENSIONS BEFORE START OF CONSTRUCTION. THE ENGINEER SHALL BE NOTIFIED IMMEDIATELY OF ANY DISCREPANCIES. 2. THE CONTRACTOR SHALL GRADE THE SITE TO THE ELEVATIONS INDICATED AND SHALL ADJUST BMP'S AS NECESSARY AND REGRADE WASHOUTS WHERE THEY OCCUR AFTER EVERY RAINFALL UNTIL A GRASS STAND IS WELL ESTABLISHED OR ADEQUATE STABILIZATION OCCURS. 3. CONTRACTOR SHALL ENSURE THERE IS POSITIVE DRAINAGE FROM THE PROPOSED BUILDINGS SO THAT SURFACE RUNOFF WILL DRAIN BY GRAVITY TO NEW OR EXISTING DRAINAGE OUTLETS. CONTRACTOR SHALL ENSURE NO PONDING OCCURS IN PAVED AREAS AND SHALL NOTIFY ENGINEER IF ANY GRADING DISCREPANCIES ARE FOUND IN THE EXISTING AND PROPOSED GRADES PRIOR TO PLACEMENT OF PAVEMENT OR UTILITIES. 4. CONTRACTOR SHALL PROTECT ALL MANHOLE COVERS, VALVE COVERS, VAULT LIDS, FIRE HYDRANTS, POWER POLES, GUY WIRES, AND TELEPHONE BOXES THAT ARE TO REMAIN IN PLACE AND UNDISTURBED DURING CONSTRUCTION. EXISTING CASTINGS AND STRUCTURES TO REMAIN SHALL BE ADJUSTED TO MATCH THE PROPOSED FINISHED GRADES. 5. BACKFILL FOR UTILITY LINES SHALL BE PLACED PER DETAILS, STANDARDS, AND SPECIFICATIONS SO THAT THE UTILITY WILL BE STABLE. WHERE UTILITY LINES CROSS THE PARKING LOT, THE TOP 6 INCHES SHALL BE COMPACTED SIMILARLY TO THE REMAINDER OF THE LOT. UTILITY DITCHES SHALL BE VISUALLY INSPECTED DURING THE EXCAVATION PROCESS TO ENSURE THAT UNDESIRABLE FILL IS NOT USED. 6. CONTRACTOR IS RESPONSIBLE FOR THE REMOVAL AND REPLACEMENT OF 4" OF TOPSOIL AT COMPLETION OF WORK. ALL UNPAVED AREAS IN EXISTING RIGHTS-OF-WAY DISTURBED BY CONSTRUCTION SHALL BE REGRADED AND SODDED. 7. AFTER PLACEMENT OF SUBGRADE AND PRIOR TO PLACEMENT OF PAVEMENT, CONTRACTOR SHALL TEST AND OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING. ALL AREAS SHALL ADEQUATELY DRAIN TOWARDS THE INTENDED STRUCTURE TO CONVEY STORM RUNOFF. CONTRACTOR SHALL IMMEDIATELY NOTIFY OWNER AND ENGINEER IF ANY DISCREPANCIES ARE DISCOVERED. 8. WHERE EXISTING PAVEMENT IS INDICATED TO BE REMOVED AND REPLACED, THE CONTRACTOR SHALL SAW CUT FULL DEPTH FOR A SMOOTH AND STRAIGHT JOINT AND REPLACE THE PAVEMENT WITH THE SAME TYPE AND DEPTH OF MATERIAL AS EXISTING OR AS INDICATED. 9. THE CONTRACTOR SHALL INSTALL PROTECTION OVER ALL DRAINAGE STRUCTURES FOR THE DURATION OF CONSTRUCTION AND UNTIL ACCEPTANCE OF THE PROJECT BY THE OWNER. ALL DRAINAGE STRUCTURES SHALL BE CLEANED OF DEBRIS AS REQUIRED DURING AND AT THE END OF CONSTRUCTION TO PROVIDE POSITIVE DRAINAGE FLOWS. 10. IF DEWATERING IS REQUIRED, THE CONTRACTOR SHALL OBTAIN ANY APPLICABLE REQUIRED PERMITS. THE CONTRACTOR IS TO COORDINATE WITH THE OWNER AND THE DESIGN ENGINEER PRIOR TO ANY EXCAVATION. 11. FIELD DENSITY TESTS SHALL BE TAKEN AT INTERVALS IN ACCORDANCE WITH THE LOCAL JURISDICTIONAL AGENCY OR TO MN/DOT STANDARDS. IN THE EVENT THAT THE CONTRACT DOCUMENTS AND THE JURISDICTIONAL AGENCY REQUIREMENTS ARE NOT IN AGREEMENT, THE MOST STRINGENT SHALL GOVERN. 12. ALL SLOPES AND AREAS DISTURBED BY CONSTRUCTION SHALL BE GRADED AS PER PLANS. THE AREAS SHALL THEN BE SODDED OR SEEDED AS SPECIFIED IN THE PLANS, FERTILIZED, MULCHED, WATERED AND MAINTAINED UNTIL HARDY GRASS GROWTH IS ESTABLISHED IN ALL AREAS. ANY AREAS DISTURBED FOR ANY REASON PRIOR TO FINAL ACCEPTANCE OF THE JOB SHALL BE CORRECTED BY THE CONTRACTOR AT NO ADDITIONAL COST TO THE OWNER. ALL EARTHEN AREAS WILL BE SODDED OR SEEDED AND MULCHED AS SHOWN ON THE LANDSCAPING PLAN. 13. THE CONTRACTOR SHALL BE RESPONSIBLE FOR THE CONTROL OF DUST AND DIRT RISING AND SCATTERING IN THE AIR DURING CONSTRUCTION AND SHALL PROVIDE WATER SPRINKLING OR OTHER SUITABLE METHODS OF CONTROL. THE CONTRACTOR SHALL COMPLY WITH ALL GOVERNING REGULATIONS PERTAINING TO ENVIRONMENTAL PROTECTION. 14. SOD, WHERE CALLED FOR, MUST BE INSTALLED AND MAINTAINED ON EXPOSED SLOPES WITHIN 48 HOURS OF COMPLETING FINAL GRADING, AND AT ANY OTHER TIME AS NECESSARY, TO PREVENT EROSION, SEDIMENTATION OR TURBID DISCHARGES. 15. THE CONTRACTOR SHALL ENSURE THAT LANDSCAPE ISLAND PLANTING AREAS AND OTHER PLANTING AREAS ARE NOT COMPACTED AND DO NOT CONTAIN ROAD BASE MATERIALS. THE CONTRACTOR SHALL ALSO EXCAVATE AND REMOVE ALL UNDESIRABLE MATERIAL FROM ALL AREAS ON THE SITE TO BE PLANTED AND PROPERLY DISPOSED OF IN A LEGAL MANNER. 16. THE CONTRACTOR SHALL INSTALL ALL UNDERGROUND STORM WATER PIPING PER MANUFACTURER'S RECOMMENDATIONS AND MN/DOT SPECIFICATION. 17. ALL CONCRETE/ASPHALT SHALL BE INSTALLED PER GEOTECH REPORT, CITY OF CORCORAN AND MN/DOT SPECIFICATIONS. 18. SPOT ELEVATIONS ARE TO FLOWLINE OF CURB UNLESS OTHERWISE NOTED. 19. LIMITS OF CONSTRUCTION ARE TO THE PROPERTY LINE UNLESS OTHERWISE SPECIFIED ON THE PLAN. 20. IMMEDIATELY REPORT TO THE OWNER ANY DISCREPANCIES FOUND BETWEEN ACTUAL FIELD CONDITIONS AND CONSTRUCTION DOCUMENTS. 21. THE CONTRACTOR IS RESPONSIBLE FOR LOCATING AND PROTECTING EXISTING UTILITIES, AND SHALL REPAIR ALL DAMAGE TO EXISTING UTILITIES THAT OCCUR DURING CONSTRUCTION WITHOUT COMPENSATION. 22. BLEND NEW EARTHWORK SMOOTHLY TO TRANSITION BACK TO EXISTING GRADE. 23. ALL PROPOSED GRADES ONSITE SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE INDICATED ON THE PLANS. ANY SLOPES STEEPER THAN 4:1 REQUIRE EROSION AND SEDIMENT CONTROL BLANKET. 24. ADHERE TO ALL TERMS AND CONDITIONS AS NECESSARY IN THE GENERAL N.P.D.E.S. PERMIT AND STORMWATER POLLUTION PREVENTION PLAN FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 25. ADJUST AND/OR CUT EXISTING PAVEMENT AS NECESSARY TO ASSURE A SMOOTH FIT AND CONTINUOUS GRADE. 26. CONTRACTOR SHALL ENSURE MINIMUM GRADES ARE MET WITHIN PAVED AREAS, 1.2% FOR ASPHALT PAVING AND 0.6% FOR CONCRETE PAVING. EROSION CONTROL NOTES 1. THE STORM WATER POLLUTION PREVENTION PLAN ("SWPPP") IS COMPRISED OF THE EROSION CONTROL PLAN, THE STANDARD DETAILS, THE PLAN NARRATIVE, ATTACHMENTS INCLUDED IN THE SPECIFICATIONS OF THE SWPPP, PLUS THE PERMIT AND ALL SUBSEQUENT REPORTS AND RELATED DOCUMENTS. 2. ALL CONTRACTORS AND SUBCONTRACTORS INVOLVED WITH STORM WATER POLLUTION PREVENTION SHALL OBTAIN A COPY OF THE STORM WATER POLLUTION PREVENTION PLAN AND THE STATE OF MN NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM GENERAL PERMIT (NPDES PERMIT) AND BECOME FAMILIAR WITH THEIR CONTENTS. 3. BEST MANAGEMENT PRACTICES (BMP'S) AND CONTROLS SHALL CONFORM TO FEDERAL, STATE, OR LOCAL REQUIREMENTS OR MANUAL OF PRACTICE, AS APPLICABLE. THE CONTRACTOR SHALL IMPLEMENT ADDITIONAL CONTROLS AS DIRECTED BY THE PERMITTING AGENCY OR OWNER. 4. SITE ENTRY AND EXIT LOCATIONS SHALL BE MAINTAINED IN A CONDITION THAT WILL PREVENT THE TRACKING OR FLOWING OF SEDIMENT ONTO PUBLIC ROADWAYS. ALL SEDIMENT SPILLED, DROPPED, WASHED, OR TRACKED ON A PUBLIC ROADWAY MUST BE REMOVED IMMEDIATELY. WHEN WASHING IS REQUIRED TO REMOVE SEDIMENT PRIOR TO ENTRANCE ONTO A PUBLIC ROADWAY, IT SHALL BE DONE IN AN AREA STABILIZED WITH CRUSHED STONE WHICH DRAINS INTO AN APPROVED SEDIMENT BASIN. ALL FINES IMPOSED FOR DISCHARGING SEDIMENT ONTO PUBLIC AREAS SHALL BE PAID BY THE CONTRACTOR. 5. TEMPORARY SEEDING OR OTHER APPROVED METHODS OF STABILIZATION SHALL BE INITIATED WITHIN 7 DAYS OF THE LAST DISTURBANCE ON ANY AREA OF THE SITE. 6. THE CONTRACTOR SHALL MINIMIZE CLEARING TO THE MAXIMUM EXTENT PRACTICAL OR AS REQUIRED BY THE GENERAL PERMIT. 7. CONTRACTOR SHALL DENOTE ON PLAN THE TEMPORARY PARKING AND STORAGE AREA WHICH SHALL ALSO BE USED AS THE EQUIPMENT MAINTENANCE AND CLEANING AREA, EMPLOYEE PARKING AREA, AND AREA FOR LOCATING PORTABLE FACILITIES, OFFICE TRAILERS, AND TOILET FACILITIES. 8. ALL WASH WATER (CONCRETE TRUCKS, VEHICLE CLEANING, EQUIPMENT CLEANING, ETC.) SHALL BE DETAINED AND PROPERLY TREATED OR DISPOSED. 9. SUFFICIENT OIL AND GREASE ABSORBING MATERIALS AND FLOTATION BOOMS SHALL BE MAINTAINED ON SITE OR READILY AVAILABLE TO CONTAIN AND CLEAN-UP FUEL OR CHEMICAL SPILLS AND LEAKS. 10. THE CONTRACTOR SHALL BE RESPONSIBLE FOR DUST CONTROL ON SITE. THE USE OF MOTOR OILS AND OTHER PETROLEUM BASED OR TOXIC LIQUIDS FOR DUST SUPPRESSION OPERATIONS IS PROHIBITED. 11. RUBBISH, TRASH, GARBAGE, LITTER, OR OTHER SUCH MATERIALS SHALL BE DEPOSITED INTO SEALED CONTAINERS. MATERIALS SHALL BE PREVENTED FROM LEAVING THE PREMISES THROUGH THE ACTION OF WIND OR STORM WATER DISCHARGE INTO DRAINAGE DITCHES OR WATERS OF THE STATE. 12. ALL STORM WATER POLLUTION PREVENTION MEASURES PRESENTED ON THE PLAN SHALL BE INITIATED AS SOON AS IS PRACTICABLE. 13. ALL STAGING AREAS, STOCKPILES, SPOILS, ETC. SHALL BE LOCATED SUCH THAT THEY WILL NOT ADVERSELY AFFECT STORM WATER QUALITY. OTHERWISE, COVERING OR ENCIRCLING THESE AREAS WITH SOME PROTECTIVE MEASURE WILL BE NECESSARY. 14. CONTRACTOR SHALL BE RESPONSIBLE FOR RE-ESTABLISHING ANY EROSION CONTROL DEVICE WHICH THEY DISTURB. EACH CONTRACTOR SHALL NOTIFY THE OWNER'S REPRESENTATIVE OF ANY DEFICIENCIES IN THE ESTABLISHED EROSION CONTROL MEASURES THAT MAY LEAD TO UNAUTHORIZED DISCHARGE OR STORM WATER POLLUTION, SEDIMENTATION, OR OTHER POLLUTANTS. UNAUTHORIZED POLLUTANTS INCLUDE (BUT ARE NOT LIMITED TO) EXCESS CONCRETE DUMPING OR CONCRETE RESIDUE, PAINTS, SOLVENTS, GREASES, FUEL AND LUBRICANT OIL, PESTICIDES, AND ANY SOLID WASTE MATERIALS. 15. EROSION CONTROL DEVICES SHOWN ON THESE PLANS SHALL BE INSTALLED PRIOR TO THE START OF LAND-DISTURBING ACTIVITIES ON THE PROJECT. 16. ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED IN ACCORDANCE WITH THE APPROVED PLANS AND SPECIFICATIONS FOR THIS PROJECT. CHANGES ARE TO BE APPROVED BEFORE CONSTRUCTION BY THE DESIGN ENGINEER AND THE CITY OF CORCORAN ENGINEERING DIVISION. 17. IF THE EROSION CONTROL PLAN AS APPROVED CANNOT CONTROL EROSION AND OFF-SITE SEDIMENTATION FROM THE PROJECT, THE EROSION CONTROL PLAN WILL HAVE TO BE REVISED AND/OR ADDITIONAL EROSION CONTROL DEVICES WILL BE REQUIRED ON SITE. ANY REVISIONS TO THE EROSION CONTROL PLAN MADE BY THE CONTRACTOR MUST BE APPROVED BY THE ENGINEER. EROSION CONTROL MAINTENANCE ALL MEASURES STATED ON THE EROSION AND SEDIMENT CONTROL PLAN, AND IN THE STORM WATER POLLUTION PREVENTION PLAN, SHALL BE MAINTAINED IN FULLY FUNCTIONAL CONDITION AS REQUIRED BY ALL JURISDICTIONS UNTIL NO LONGER REQUIRED FOR A COMPLETED PHASE OF WORK OR FINAL STABILIZATION OF THE SITE. ALL EROSION AND SEDIMENTATION CONTROL MEASURES SHALL BE CHECKED BY A CERTIFIED PERSON AT LEAST ONCE EVERY 7 CALENDAR DAYS AND WITHIN 24 HOURS OF THE END OF A 0.5" RAINFALL EVENT, AND CLEANED AND REPAIRED IN ACCORDANCE WITH THE FOLLOWING: INLET PROTECTION DEVICES AND BARRIERS SHALL BE REPAIRED OR REPLACED IF THEY SHOW SIGNS OF UNDERMINING, OR DETERIORATION. 1. ALL SEEDED AREAS SHALL BE CHECKED REGULARLY TO SEE THAT A GOOD STAND IS MAINTAINED. AREAS SHOULD BE FERTILIZED, WATERED AND RESEEDED AS NEEDED. FOR MAINTENANCE REQUIREMENTS REFER TO THE STANDARD SPECIFICATIONS. 2. SILT FENCES SHALL BE REPAIRED TO THEIR ORIGINAL CONDITIONS IF DAMAGED. SEDIMENT SHALL BE REMOVED FROM THE SILT FENCES WHEN IT REACHES ONE-THIRD THE HEIGHT OF THE SILT FENCE. 3. THE CONSTRUCTION ENTRANCE(S) SHALL BE MAINTAINED IN A CONDITION WHICH WILL PREVENT TRACKING OR FLOW OF MUD ONTO PUBLIC RIGHTS-OF-WAY. THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE CONSTRUCTION ENTRANCES AS CONDITIONS DEMAND. 4. THE TEMPORARY PARKING AND STORAGE AREA SHALL BE KEPT IN GOOD CONDITION (SUITABLE FOR PARKING AND STORAGE). THIS MAY REQUIRE PERIODIC TOP DRESSING OF THE TEMPORARY PARKING AS CONDITIONS DEMAND. 5. ALL MAINTENANCE OPERATIONS SHALL BE DONE IN A TIMELY MANNER BUT IN NO CASE LATER THAN 2 CALENDAR DAYS FOLLOWING THE INSPECTION. PAVING AND STRIPING NOTES 1. ALL PAVING, CONSTRUCTION, MATERIALS, AND WORKMANSHIP WITHIN JURISDICTION'S RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS (LATEST EDITION) OR MN/DOT SPECIFICATIONS AND STANDARDS (LATEST EDITION) IF NOT COVERED BY LOCAL OR COUNTY REGULATIONS. 2. ALL SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES SHALL CONFORM TO MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (M.U.T.C.D) AND CITY STANDARDS. 3. CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR FIRE LANES, ROADWAY LANES, PARKING STALLS, ACCESSIBLE PARKING SYMBOLS, ACCESS AISLES, STOP BARS AND SIGNS, AND MISCELLANEOUS STRIPING WITHIN THE PARKING LOT AS SHOWN ON THE PLANS. 4. ALL EXPANSION JOINTS SHALL EXTEND THROUGH THE CURB. 5. THE MINIMUM LENGTH OF OFFSET JOINTS AT RADIUS POINTS SHALL BE 2 FEET. 6. ALL JOINTS, INCLUDING EXPANSION JOINTS WITH REMOVABLE TACK STRIPS, SHALL BE SEALED WITH JOINT SEALANT. 7. THE MATERIALS AND PROPERTIES OF ALL CONCRETE SHALL MEET THE APPLICABLE REQUIREMENTS IN THE A.C.I. (AMERICAN CONCRETE INSTITUTE) MANUAL OF CONCRETE PRACTICE. 8. CONTRACTOR SHALL APPLY A SECOND COATING OVER ALL PAVEMENT MARKINGS PRIOR TO ACCEPTANCE BY OWNER FOLLOWED BY A COAT OF GLASS BEADS AS APPLICABLE PER THE PROJECT DOCUMENTS. 9. ANY EXISTING PAVEMENT, CURBS AND/OR SIDEWALKS DAMAGED OR REMOVED WILL BE REPAIRED BY THE CONTRACTOR AT HIS EXPENSE TO THE SATISFACTION OF THE ENGINEER AND OWNER. 10. BEFORE PLACING PAVEMENT, CONTRACTOR SHALL VERIFY SUITABLE ACCESSIBLE ROUTES (PER A.D.A). GRADING FOR ALL SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS SHALL CONFORM TO CURRENT ADA STATE/NATIONAL STANDARDS. IN NO CASE SHALL ACCESSIBLE RAMP SLOPES EXCEED 1 VERTICAL TO 12 HORIZONTAL. IN NO CASE SHALL SIDEWALK CROSS SLOPES EXCEED 2% . IN NO CASE SHALL LONGITUDINAL SIDEWALK SLOPES EXCEED 5%. IN NO CASE SHALL ACCESSIBLE PARKING STALLS OR AISLES EXCEED 2% (1.5% TARGET) IN ALL DIRECTIONS. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. CONTRACTOR SHALL NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVING. NO CONTRACTOR CHANGE ORDERS WILL BE ACCEPTED FOR A.D.A COMPLIANCE ISSUES. 11. MAXIMUM JOINT SPACING IS TWICE THE DEPTH OF THE CONCRETE PAVEMENT IN FEET. REFER TO GEOTECHNICAL REPORT NO. 23-0971 HAUGO GEOTECHNICAL SERVICES MINNEAPOLIS DATED 02/09/2024 S 96 5 965 970 961 962 96 2 9 6 3 963 964 964 966 966 967 967 968 969 971 972 973 974 970 966 966 96 7 968 969 971 972 97 3 960 965 956 957 958 959 961 962 963 96 4 975 98 0 985 972 973 974 976 97 7 97 8 97 9 98 1 98 2 98 3 984 97 5 98 0 9 7 3 97 4 9 7 6 9 7 7 97 8 97 9 96 5 961 962 963 964 96 6 9 6 7 968 974 97 3 962 961 961 970 9 7 0 967 9 6 7 968 9 6 8 9 6 9 969 971 97 1 A B C C D D G H H H I I J J K 30' WETLAND SETBACK 30' WETLAND SETBACK 30' WETLAND BUFFER L CO. RD. NO. 10 CO M M E R C E S T WETLAND 2A 3 0 . 0 ' 30 . 0 ' 30.0' 30.0' WETLAND 3 WETLAND 2B WETLAND 1B ONCE CONSTRUCTION IS COMPLETE, REMOVE EXISTING CROSSWALK ACROSS COUNTY ROAD 10 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 2 - D E M O P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 1 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R DE M O P L A N C200 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B 1. THE CONTRACTOR IS RESPONSIBLE FOR THE DEMOLITION, REMOVAL, AND DISPOSAL (IN A LOCATION APPROVED BY ALL GOVERNING AUTHORITIES) ALL STRUCTURES, PADS, WALLS, FLUMES, FOUNDATIONS, PARKING, DRIVES, DRAINAGE STRUCTURES, UTILITIES, ETC. SUCH THAT THE IMPROVEMENTS ON THE PLANS CAN BE CONSTRUCTED. ALL FACILITIES TO BE REMOVED SHALL BE UNDERCUT TO SUITABLE MATERIAL AND BROUGHT TO GRADE WITH SUITABLE COMPACTED FILL MATERIAL PER THE PROJECT DOCUMENTS. 2. THE CONTRACTOR IS RESPONSIBLE FOR REMOVING ALL DEBRIS FROM THE SITE AND DISPOSING THE DEBRIS IN A LAWFUL MANNER. THE CONTRACTOR IS RESPONSIBLE FOR OBTAINING ALL PERMITS REQUIRED FOR DEMOLITION AND DISPOSAL. CONTRACTOR SHALL PROVIDE COPIES OF THE PERMIT AND RECEIPTS OF DISPOSAL OF MATERIALS TO THE OWNER AND OWNERS REPRESENTATIVE. 3. THE CONTRACTOR SHALL MAINTAIN ALL UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICES SHALL NOT BE INTERRUPTED WITHOUT APPROVAL FROM THE CONSTRUCTION MANAGER AND COORDINATION WITH THE ADJACENT PROPERTIES AND/OR THE CITY. 4. THE CONTRACTOR SHALL COORDINATE WITH RESPECTIVE UTILITY COMPANIES PRIOR TO THE REMOVAL AND/OR RELOCATION OF UTILITIES. THE CONTRACTOR SHALL COORDINATE WITH THE UTILITY COMPANY CONCERNING PORTIONS OF WORK WHICH MAY BE PERFORMED BY THE UTILITY COMPANY'S FORCES AND ANY FEES WHICH ARE TO BE PAID TO THE UTILITY COMPANY FOR THEIR SERVICES. THE CONTRACTOR IS RESPONSIBLE FOR PAYING ALL FEES AND CHARGES. 5. THE LOCATIONS OF ALL EXISTING UTILITIES SHOWN ON THE PLAN HAVE BEEN DETERMINED FROM THE BEST INFORMATION AVAILABLE AND ARE GIVEN FOR THE CONVENIENCE OF THE CONTRACTOR. THE ENGINEER ASSUMES NO RESPONSIBILITY FOR THEIR ACCURACY. PRIOR TO THE START OF ANY DEMOLITION ACTIVITY, THE CONTRACTOR SHALL NOTIFY THE UTILITY COMPANIES FOR LOCATIONS OF EXISTING UTILITIES WITHIN ALL AREAS OF PROPOSED WORK. 6. ALL EXISTING SEWERS, PIPING AND UTILITIES SHOWN ARE NOT TO BE INTERPRETED AS THE EXACT LOCATION, OR AS ANY OBSTACLES THAT MAY OCCUR ON THE SITE. VERIFY EXISTING CONDITIONS AND PROCEED WITH CAUTION AROUND ANY ANTICIPATED FEATURES. GIVE NOTICE TO ALL UTILITY COMPANIES REGARDING DESTRUCTION AND REMOVAL OF ALL SERVICE LINES AND CAP ALL LINES BEFORE PRECEDING WITH THE WORK. 7. ELECTRICAL, TELEPHONE, CABLE, WATER, FIBER OPTIC, AND/OR GAS LINES NEEDING TO BE REMOVED OR RELOCATED SHALL BE COORDINATED WITH THE AFFECTED UTILITY COMPANY. ADEQUATE TIME SHALL BE PROVIDED FOR RELOCATION AND CLOSE COORDINATION WITH THE UTILITY COMPANY IS NECESSARY TO PROVIDE A SMOOTH TRANSITION IN UTILITY SERVICE. CONTRACTOR SHALL PAY CLOSE ATTENTION TO EXISTING UTILITIES WITHIN ANY ROAD RIGHT-OF-WAY DURING CONSTRUCTION. 8. CONTRACTOR MUST PROTECT THE PUBLIC AT ALL TIMES WITH FENCING, BARRICADES, ENCLOSURES, ETC. (AND OTHER APPROPRIATE BEST MANAGEMENT PRACTICES) AS APPROVED BY THE CONSTRUCTION MANAGER. MAINTENANCE OF TRAFFIC CONTROL SHALL BE COORDINATED IN ACCORDANCE WITH CORCORAN, <COUNTY> COUNTY AND MN/DOT. 9. CONTRACTOR SHALL MAINTAIN ACCESS TO ALL ADJACENT PROPERTIES DURING CONSTRUCTION, AND SHALL NOTIFY ALL PROPERTIES IF ACCESS WILL BE INTERRUPTED OR ALTERED AT ANY TIME DURING CONSTRUCTION. 10. PRIOR TO DEMOLITION OCCURRING, ALL EROSION CONTROL DEVICES ARE TO BE INSTALLED. 11. CONTRACTOR MAY LIMIT SAW-CUT AND PAVEMENT REMOVAL TO ONLY THOSE AREAS WHERE IT IS REQUIRED AS SHOWN ON THESE CONSTRUCTION PLANS BUT IF ANY DAMAGE IS INCURRED ON ANY OF THE SURROUNDING PAVEMENT, ETC. THE CONTRACTOR SHALL BE RESPONSIBLE FOR ITS REMOVAL AND REPAIR. 12. THE CONTRACTOR SHALL COORDINATE WATER MAIN WORK WITH THE FIRE DEPT. AND THE CITY WATER DEPARTMENT TO PLAN PROPOSED IMPROVEMENTS AND TO ENSURE ADEQUATE FIRE PROTECTION IS CONSTANTLY AVAILABLE TO THE SITE THROUGHOUT THIS SPECIFIC WORK AND THROUGH ALL PHASES OF CONSTRUCTION. CONTRACTOR WILL BE RESPONSIBLE FOR ARRANGING/PROVIDING ANY REQUIRED WATER MAIN SHUT OFFS WITH THE CITY OF CORCORAN DURING CONSTRUCTION. ANY COSTS ASSOCIATED WITH WATER MAIN SHUT OFFS WILL BE THE RESPONSIBILITY OF THE CONTRACTOR AND NO EXTRA COMPENSATION WILL BE PROVIDED. 13. REFER TO SURVEY FOR ALL EXISTING INVERT AND RIM ELEVATIONS. 14. ALL UTILITIES SHOWN ARE EXISTING UTILITIES. 15. IN THE EVENT A WELL IS FOUND, THE CONTRACTOR SHALL CONTACT THE ENGINEER AND OWNER IMMEDIATELY. ALL WELLS SHALL BE SEALED BY A LICENSED WELL CONTRACTOR IN ACCORDANCE WITH ALL STATE OF MN REQUIREMENTS. 16. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR SHALL CONTACT THE OWNER AND/OR OWNERS REPRESENTATIVE IMMEDIATELY. ALL CONTAINERS SHALL BE DISPOSED OF AT A PERMITTED LANDFILL PER THE PROJECT DOCUMENTS. 17. CONTRACTOR SHALL NOTIFY THE ENGINEER IF ANY EXISTING DRAINTILE IS ENCOUNTERED ON SITE. NO ACTIVE DRAINTILE SHALL BE REMOVED WITHOUT APPROVAL FROM THE ENGINEER. DEMOLITION PLAN NOTES LIMITS OF CONSTRUCTION REMOVE GRAVEL SURFACE REMOVE BUILDING REMOVE TREE REMOVE UTILITY LINES PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING STORM SEWER EXISTING GAS MAIN EXISTING CONTOUR EXISTING SIGN EXISTING STORM MANHOLE EXISTING GUY WIRE EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE CLEARING & GRUBBING EXISTING TREE LINE LEGEND FULL DEPTH SAWCUT NORTH Know what'sbelow. before you dig.Call R EXISTING WETLAND KEYNOTE LEGEND REMOVE SEPTIC CAP WELL RELOCATE POWER POLE - COORDINATE WITH UTILITY COMPANY RELOCATE SIGN RAISE UTILITY BOX TO GRADE PROTECT TREE PROTECT SIGN PROTECT UTILITY POLE/LINE PROTECT UTILITY BOX REMOVE RETAINING WALL REMOVE FLARED END SECTION REMOVE LIGHT POLE A B C D E F G H I J K L EXISTING WELL EXISTING RETAINING WALL S 96 5 965 970 961 962 96 2 9 6 3 963 964 964 966 966 967 967 968 969 971 972 973 974 970 966 966 96 7 968 969 971 972 97 3 960 965 956 957 958 959 961 962 963 96 4 975 98 0 985 972 973 974 976 97 7 97 8 97 9 98 1 98 2 98 3 984 97 5 98 0 9 7 3 97 4 9 7 6 9 7 7 97 8 97 9 96 5 961 962 963 964 96 6 9 6 7 968 974 97 3 962 961 961 970 9 7 0 967 9 6 7 968 9 6 8 9 6 9 969 971 97 1 CO. RD. NO. 10 CO M M E R C E S T 3 0 . 0 ' 30 . 0 ' 30.0' 30.0' PROPOSED WETLAND IMPACT AREA ±0.42 AC PR E P A R E D F O R WE T L A N D I M P A C T C201 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B LIMITS OF CONSTRUCTION PROPERTY LINE EXISTING OVERHEAD POWER LINE EXISTING GAS MAIN EXISTING CONTOUR EXISTING SIGN EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE LEGEND NORTH Know what'sbelow. before you dig.Call EXISTING WETLAND DISTURBED WETLAND Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 2 - D E M O P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 1 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N WETLAND 3 960 965 961 962 963 964 966 967 968 96 5 96 5 9 7 0 962 9 6 2 96 3 9 6 3 964 9 6 4 966 96 6 967 96 7 96 8 9 6 9 97 1 972 97 3 970 97 5 966 966 967 968 969 971 972 973 974 97 0 97 5 98 0 985 96 6 96 7 96 8 96 9 97 1 97 2 97 3 97 4 97 6 977 97 8 97 9 98 1 98 2 98 3 984 960 960 965 9 6 5 961 961 96 2 962 963 9 6 3 9 6 4 964 966 966 967 967 968 968 970 975 9 8 0 9 8 5 968 969 971 972 973 974 976 977 978 979 981 9 8 2 9 8 3 9 8 4 30' WETLAND SETBACK 30' WETLAND SETBACK 30' WETLAND BUFFER PROPOSED ROCK CONSTRUCTION ENTRANCE 1 1 : 1 17:1 20:1 13 : 1 25:1 32:1 18 : 1 13:1 15:1 21:1 19: 1 15:1 48 : 1 12:1 16:1 2 6 : 1 26:1 12:1 32:1 1 9 : 1 1 0 : 1 1 1 : 1 1 1 : 1 23:1 32: 1 45:1 4 1 : 1 DOUBLE SILT FENCE OFFSET FOR CLARITY DOUBLE SILT FENCE OFFSET FOR CLARITY 20.0' MIN. 75 . 0 ' M I N . 42: 1 975 98 0 9 7 4 97 6 97 7 97 8 97 9 9 8 1 CO. RD. NO. 10 CO M M E R C E S T WETLAND 1BWETLAND 2A PROPOSED TEMPORARY SEDIMENT BASIN 9800 SF MIN. BASIN TO BE CONSTRUCTED AT 3:1 SLOPE. CONTRACTOR TO CHECK SLOPES AFTER LARGE RAIN EVENTS Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 3 - E R O S P H 1 P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 1 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R ER O S I O N A N D SE D I M E N T CO N T R O L P L A N - PH A S E 1 C300 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B EROSION CONTROL PLAN NOTES 1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 4. WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 5. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS. 6. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 7. ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 8. REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 9. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 10. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS. BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS: 1. INSTALL INLET PROTECTION AT EXISTING STORMWATER CULVERTS. 2. CONSTRUCT STABILIZED CONSTRUCTION ENTRANCE (1), CONCRETE WASHOUT PIT (1) AND INSTALL SILT FENCE. 3. PREPARE TEMPORARY PARKING AND STORAGE AREA. 4. CONSTRUCT AND STABILIZE DIVERSIONS AND TEMPORARY SEDIMENT TRAPS. 5. PERFORM CLEARING AND GRUBBING OF THE SITE. PERFORM MASS GRADING. ROUGH GRADE TO ESTABLISH PROPOSED DRAINAGE PATTERNS. 6. START CONSTRUCTION OF THE BUILDING PAD AND STRUCTURES. 7. TEMPORARILY SEED WITH PURE LIVE SEED, THROUGHOUT CONSTRUCTION, DISTURBED AREAS THAT WILL BE INACTIVE FOR 14 DAYS OR MORE OR AS REQUIRED BY NPDES AND/OR CITY OF CORCORAN GRADING PERMIT. SEQUENCE OF CONSTRUCTION: ROCK ENTRANCE SILT FENCE LIMITS OF DISTURBANCE LEGEND PHASE I BMP QUANTITIES SILT FENCE ±1450LF ROCK CONSTRUCTION ENTRANCE 1 EA THE CONTRACTOR MUST UPDATE THE SWPPP BY NOTING ON THE SITE MAPS IN THE JOB SITE BINDER TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES AND GENERAL CHANGES TO THE PROJECT SITE FOR THE DURATION OF LAND DISTURBING ACTIVITIES. AT A MINIMUM, UPDATES SHALL BE MADE DAILY TO TRACK CONSTRUCTION PROGRESS DESCRIBED IN THE SEQUENCE OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR NOTING THE LOCATION OF THE JOB SITE TRAILER, TEMPORARY PARKING & LAYDOWN AREAS, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL & MATERIAL STORAGE, SOLID WASTE CONTAINERS, AND OTHER CONSTRUCTION RELATED FACILITIES THAT MAY IMPACT STORMWATER RUNOFF. SWPPP UPDATES & AMENDMENTS NORTH Know what'sbelow. before you dig.Call PROPERTY SUMMARY ST THOMAS THE APOSTLE TOTAL PROPERTY AREA 310,489 SF (7.13 AC) TOTAL DISTURBED AREA 230,757 SF (5.30 AC) EXISTING IMPERVIOUS AREA 4,460 SF (0.102 AC) PROPOSED IMPERVIOUS AREA 106,552 SF (2.45 AC) PROPOSED IMPERVIOUS COVERAGE 34.3% PROPERTY LINE 970 EXISTING CONTOUR EXISTING WETLAND 0.0%EXISTING SLOPE S 9 6 0 965 9 6 1 9 6 2 96 3 964 97 0 975 96 6 96 7 96 8 96 9 97 1 97 2 97 3 974 97 6 97 7 9 6 5 9 7 0 9 6 2 9 6 2 9 6 3 9 6 3 96 4 9 6 4 96 6 9 6 7 968 969 9 7 1 9 7 2 97 3 960 965 957 958 959 96 1 962 96 3 96 4 966 9 6 7 CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B WETLAND 1B FUTURE EXPANSION PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 2A 970 96 6 96 7 968 969 971 972 973 974 DOUBLE SILT FENCE OFFSET FOR CLARITY DOUBLE SILT FENCE OFFSET FOR CLARITY 97 0 96 4 96 6 96 8 97 2 97 4 97 6 970 964964 966 968 972974 970 964 966 968 97 2 9 7 6 9 7 8 976 97 8 970 966 9 6 8 97 2 974 976 960958 962 978 978 976 978 974 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 3 - E R O S P H 2 P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 1 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R ER O S I O N A N D SE D I M E N T CO N T R O L P L A N - PH A S E 2 C301 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B EROSION CONTROL PLAN NOTES 1. ALL PERIMETER SILT FENCE AND ROCK CONSTRUCTION ENTRANCES SHALL BE INSTALLED PRIOR TO CONSTRUCTION. 2. THE CONTRACTOR SHALL CONSTRUCT DRAINAGE BASINS PRIOR TO SITE GRADING. 3. THE CONTRACTOR SHALL INSTALL CATCH BASIN EROSION CONTROL MEASURES. 4. WITHIN TWO WEEKS (14 DAYS) OF SITE GRADING, ALL DISTURBED AREAS SHALL BE STABILIZED WITH SEED, SOD, OR ROCK BASE. REFER TO LANDSCAPE PLANS FOR MATERIALS. 5. ALL EROSION CONTROL MEASURES SHALL BE INSTALLED AND MAINTAINED IN ACCORDANCE WITH CITY, STATE, AND WATERSHED DISTRICT PERMITS. 6. THE CONTRACTOR SHALL MAINTAIN ALL EROSION CONTROL MEASURES, INCLUDING THE REMOVAL OF SILT IN FRONT OF SILT FENCES DURING THE DURATION OF THE CONSTRUCTION. 7. ANY EXCESS SEDIMENT IN PROPOSED BASINS SHALL BE REMOVED BY THE CONTRACTOR. 8. REMOVAL ALL EROSION CONTROL MEASURES AFTER VEGETATION IS ESTABLISHED. 9. THE CONTRACTOR SHALL REMOVE ALL SOILS AND SEDIMENT TRACKED ONTO EXISTING STREETS AND PAVED AREAS AND SHALL SWEEP ADJACENT STREETS AS NECESSARY IN ACCORDANCE WITH CITY REQUIREMENTS. 10. IF BLOWING DUST BECOMES A NUISANCE, THE CONTRACTOR SHALL APPLY WATER FROM A TANK TRUCK TO ALL CONSTRUCTION AREAS. UPON IMPLEMENTATION AND INSTALLATION OF THE FOLLOWING AREAS: TRAILER, PARKING, LAYDOWN, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL AND MATERIAL STORAGE CONTAINERS, SOLID WASTE CONTAINERS, ETC., IMMEDIATELY DENOTE THEM ON THE SITE MAPS AND NOTE ANY CHANGES IN LOCATION AS THEY OCCUR THROUGHOUT THE CONSTRUCTION PROCESS. BMP AND EROSION CONTROL INSTALLATION SEQUENCE SHALL BE AS FOLLOWS: 1. TEMPORARILY SEED, THROUGHOUT CONSTRUCTION, DENUDED AREAS THAT WILL BE INACTIVE FOR 7 DAYS OR MORE. 2. INSTALL UTILITIES, UNDERDRAINS, STORM SEWERS, UNDERGROUND SYSTEM, CURBS AND GUTTERS. 3. INSTALL APPROPRIATE INLET PROTECTION AT ALL STORM SEWER STRUCTURES AS EACH INLET STRUCTURE IS INSTALLED. 4. PERMANENTLY STABILIZE AREAS TO BE VEGETATED AS THEY ARE BROUGHT TO FINAL GRADE. 5. PREPARE SITE FOR PAVING. 6. PAVE SITE AND INSTALL STRIPING. 7. INSTALL APPROPRIATE INLET PROTECTION DEVICES FOR PAVED AREAS AS WORK PROGRESSES. 8. COMPLETE GRADING AND INSTALLATION OF PERMANENT STABILIZATION OVER ALL AREAS. 9. OBTAIN CONCURRENCE WITH THE CIVIL ENGINEERING CONSULTANT THAT THE SITE HAS BEEN FULLY STABILIZED THEN: 1. REMOVE ALL REMAINING TEMPORARY EROSION ADN SEDIMENT CONTROL DEVICES 2. STABILIZE ANY AREAS DISTURBED BY THE REMOVAL OF BMPS. SEQUENCE OF CONSTRUCTION: ROCK ENTRANCE INLET PROTECTION SILT FENCE LIMITS OF DISTURBANCE BIOROLL LEGEND EROSION CONTROL BLANKET PHASE II BMP QUANTITIES SILT FENCE ±1600 LF EROSION CONTROL BLANKET ±35,500 SF INLET PROTECTION 9 EA DITCH CHECK 6 EA THE CONTRACTOR MUST UPDATE THE SWPPP BY NOTING ON THE SITE MAPS IN THE JOB SITE BINDER TO REFLECT THE PROGRESS OF CONSTRUCTION ACTIVITIES AND GENERAL CHANGES TO THE PROJECT SITE FOR THE DURATION OF LAND DISTURBING ACTIVITIES. AT A MINIMUM, UPDATES SHALL BE MADE DAILY TO TRACK CONSTRUCTION PROGRESS DESCRIBED IN THE SEQUENCE OF CONSTRUCTION. THE CONTRACTOR IS RESPONSIBLE FOR NOTING THE LOCATION OF THE JOB SITE TRAILER, TEMPORARY PARKING & LAYDOWN AREAS, PORTA-POTTY, WHEEL WASH, CONCRETE WASHOUT, FUEL & MATERIAL STORAGE, SOLID WASTE CONTAINERS, AND OTHER CONSTRUCTION RELATED FACILITIES THAT MAY IMPACT STORMWATER RUNOFF. SWPPP UPDATES & AMENDMENTS PROPERTY SUMMARY ST THOMAS THE APOSTLE TOTAL PROPERTY AREA 310,489 SF (7.13 AC) TOTAL DISTURBED AREA 230,757 SF (5.30 AC) EXISTING IMPERVIOUS AREA 4,460 SF (0.102 AC) PROPOSED IMPERVIOUS AREA 106,552 SF (2.32 AC) PROPOSED IMPERVIOUS COVERAGE 34.3% NORTH Know what'sbelow. before you dig.Call Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 3 - E R O S D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 1 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R ER O S I O N A N D SE D I M E N T CO N T R O L D E T A I L S C302 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 3 - E R O S D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 1 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R ER O S I O N A N D SE D I M E N T CO N T R O L D E T A I L S C303 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B COPY OF CONSTRUCTION SITE NOTICE COPY OF WATERSHED PERMIT AUTHORIZATION COPY OF LAND DISTURBANCE PERMIT SWPPP INFORMATION DETAILED DESCRIPTION OF THE LOCATION OF THE SWPPP DOCUMENTATION (BINDER AND SITE MAPS) ON THE SITE. 3' ( M I N I M U M ) SIGN TO BE CONSTRUCTED OF A RIGID MATERIAL, SUCH AS PLYWOOD OR OUTDOOR SIGN BOARD. SIGN MUST BE CONSTRUCTED IN A MANNER TO PROTECT DOCUMENTS FROM DAMAGE DUE TO WEATHER (WIND, SUN, MOISTURE, ETC.). "SWPPP INFORMATION" MUST BE DISPLAYED PROMINENTLY ACROSS THE TOP OF THE SIGN, AS SHOWN IN THE DETAIL. 3' ( M I N I M U M ) NOTES: 1. THE SWPPP INFORMATION SIGN MUST BE LOCATED IN A PROMINENT, PUBLICLY ACCESSIBLE LOCATION NEAR THE MAIN ENTRANCE OF THE SITE, SUCH THAT THE DOCUMENTATION CAN BE READ WITHOUT ACCESSING THE JOBSITE, BUT NOT OBSTRUCTING VIEWS AS TO CAUSE A TRAFFIC SAFETY HAZARD. 2. ALL POSTED DOCUMENTS MUST BE MAINTAINED IN A CLEARLY READABLE CONDITION AT ALL TIMES THROUGHOUT CONSTRUCTION AND UNTIL THE NOTICE-OF-TERMINATION (NOT) IS FILED FOR THE PERMIT. 3. ALL PAGES OF NOTICES OF INTENT AND PERMIT AUTHORIZATIONS MUST BE POSTED. THE CONTRACTOR MAY UTILIZE ACCESSIBLE WATERPROOF FOLDERS TO STORE THESE DOCUMENTS IF IT WILL BE DIFFICULT TO POST ALL PAGES INDIVIDUALLY. 4. CONTRACTOR SHALL POST OTHER STORMWATER AND/OR EROSION AND SEDIMENT CONTROL RELATED PERMITS ON THE SIGN AS REQUIRED BY THE GOVERNING AGENCIES. 5. SUBSEQUENT PERMIT MODIFICATION REQUESTS OR RENEWAL APPLICATIONS AND THEIR ASSOCIATED AUTHORIZATIONS OR RESPONSES SHALL BE POSTED ON THE SWPPP SIGN. 6. SIGN SHALL BE LOCATED OUTSIDE OF PUBLIC RIGHT-OF-WAY AND EASEMENTS UNLESS APPROVED BY THE GOVERNING AGENCY. 7. CONTRACTOR IS RESPONSIBLE FOR ENSURING STABILITY OF THE SWPPP INFORMATION SIGN. COPY OF GENERAL CONTRACTOR NOI SCALE: NTS SWPPP INFORMATION SIGN1 CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B WETLAND 1B FUTURE EXPANSION PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 2A NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G 30' WETLAND SETBACK EXISTING CEMETERY 100' STRUCTURE SETBACK 30' WETLAND SETBACK PROPERTY LINE EXISTING STRUCTURE 50' SETBACK SANITARY SEWER EASEMENT SEE SURVEY ELECTRICAL EASEMENT EXISTING STRUCTURES TO REMAIN 50' SETBACK 50' SETBACK 150' TAPER 200' RIGHT TURN LANE 30' WETLAND BUFFER EXISTING PARISH CENTER EXISTING UTILITY BOXES PROPOSED 20' PUBLIC WATER EASEMENT MATCHLINE - SEE SHEET C401 MATCHLINE - SEE SHEET C402 MATCHLINE - SEE SHEET C403 MATCHLINE - SEE SHEET C402 PROPOSED CURB AND GUTTER PROPERTY LINE SETBACK LINE LEGEND DRAINAGE AND UTILITY EASEMENT STANDARD DUTY ASPHALT PAVMENT SEE SHEET C402 FOR SECTION COMMERCIAL DRIVEWAY PAVEMENT SEE SHEET C401 FOR SECTION CONCRETE SIDEWALK SEE SHEET C402 FOR SECTION STORM WATER AREA SEE GRADING PLAN FOR DETAILS WETLAND SETBACK LINE EXISTING WETLAND GRAVEL ROAD SEE SHEET C401 FOR SECTION RETAINING WALL HEAVY DUTY CONCRETE SEE SHEET C402 FOR SECTION LIMITS OF CONSTRUCTION PR E P A R E D F O R OV E R A L L S I T E PL A N C400 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B BUILDING DATA SUMMARY AREAS PROPOSED PROPERTY 310,489 SF (7.13 AC) BUILDING AREA 11,170 SF (3.6% OF TOTAL PROPERTY AREA) PARKING REQUIRED PARKING 1 SPACE PER EVERY 4 SEATS (18" = 1 SEAT) PROPOSED PARKING 101 SPACES ADA STALLS REQ'D / PROVIDED 5 STALLS / 14 STALLS Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N SITE PLAN NOTES 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A. STANDARDS. 2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRASH ENCLOSURES, SIDEWALKS & PRECISE BUILDING DIMENSIONS. 3. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 4. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 5. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 6. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITS NECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN. 7. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 8. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OR OTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTS OF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE. 9. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 10. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 11. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18.5' IN LENGTH UNLESS OTHERWISE INDICATED. 12. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 5' UNLESS OTHERWISE NOTED. 13. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 14. PARKING LOT DRIVE AISLES ARE TO BE 26' UNLESS OTHERWISE NOTED. NORTH Know what'sbelow. before you dig.Call R PROPERTY SUMMARY ST THOMAS THE APOSTLE TOTAL PROPERTY AREA 310,489 SF (7.13 AC) EXISTING IMPERVIOUS AREA 4,460 SF (0.102 AC) PROPOSED IMPERVIOUS AREA 106,552 SF (2.44 AC) PROPOSED IMPERVIOUS COVERAGE 34.3% ZONING SUMMARY EXISTING ZONING P-I PROPOSED ZONING P-I BUILDING SETBACKS REQUIRED / PROVIDED FRONT = 100' / 312' SIDE = 50' / 119' REAR = 50' / 334' PARKING SETBACKS REQUIRED/PROVIDED FRONT = 100' / 108' SIDE = 10' / 10' DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B FUTURE EXPANSION PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF NO P A R K I N G NO P A R K I N G 30' WETLAND SETBACK EXISTING STRUCTURE ELECTRICAL EASEMENT 50.0' 30.0' 30.0' 26.0' 6. 0 ' 3 0 . 0 ' 30' WETLAND BUFFER O B J B J F F Q H G S S N I R TYP. 22.0' 12 . 0 ' 9. 5 ' 5. 0 ' 18.5' 9. 0 ' E R TYP. 23 . 0 ' P TYP. 18 . 0 ' Q Q L L A 7. 0 ' 7. 0 ' 7.0' L K J K K J L A W R50.0' R50.0'R50.0' R8.0' 12.9' 18.0' 12 . 0 ' 13.9' 58 . 0 ' 10.3' 77.5' 18.5' 9. 0 '40.9' 10.2' X 26.0' 26.7'G E F F R 3.0 ' R5.0'R 5 .0' R3. 0 ' R3.0' R3.0' R3.0'R3.0' 9. 0 ' 26 . 0 ' L L L 134.1' 209.8'119.5' 26.0'18.5' 9. 0 ' KEYNOTE LEGEND CONCRETE SIDEWALK - SEE SHEET C405 ASPHALT PAVEMENT - SEE SHEET C405 MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER ACCESSIBLE CURB RAMP - SEE SHEET C404 ACCESSIBLE PARKING SIGN IN BOLLARD - SEE SHEET C405 ACCESSIBLE PARKING - SEE SHEET C405 ACCESS AREA STRIPING - SEE SHEET C405 PAVEMENT MARKING - STOP BAR LANDSCAPE AREA - SEE LANDSCAPE PLANS B612 CURB & GUTTER (TYP.) - SEE SHEET C404 TRANSITION CURB - SEE SHEET C404 FLAT CURB - SEE SHEET C405 COMMERCIAL DRIVEWAY APRON - SEE SHEET C404 STOP SIGN - SEE SHEET C405 DUMPSTER AREA CURB STOP - SEE SHEET C406 PEDESTRIAN CROSSWALK - SEE SHEET C406 PAVEMENT MARKING- SOLID STRIPING PAVEMENT MARKING ARROW - SEE SHEET C406 PROPOSED MONUMENT SIGN HEAVY DUTY ASPHALT PAVEMENT - SEE SHEET C405 GRAVEL - SEE SHEET C404 RETAINING WALL - BY OTHERS CHAIN LINK FENCE - SEE SHEET C406 SURMOUNTABLE CURB A B C D E F G H I J K L M N O P Q R S T U V W X Y PROPOSED CURB AND GUTTER PROPERTY LINE SETBACK LINE LEGEND DRAINAGE AND UTILITY EASEMENT STANDARD DUTY ASPHALT PAVMENT SEE SHEET C402 FOR SECTION COMMERCIAL STREET PAVEMENT SEE SHEET C401 FOR SECTION CONCRETE SIDEWALK SEE SHEET C402 FOR SECTION STORM WATER AREA SEE GRADING PLAN FOR DETAILS WETLAND SETBACK LINE EXISTING WETLAND GRAVEL ROAD SEE SHEET C401 FOR SECTION RETAINING WALL HEAVY DUTY CONCRETE SEE SHEET C402 FOR SECTION PR E P A R E D F O R SI T E P L A N EN L A R G E M E N T S C401 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E P L A N E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N SITE PLAN NOTES 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A. STANDARDS. 2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISE NOTED. STRIPED RADII ARE TO BE 5'. 4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY BOHLEN SURVEYING & ASSOCIATES DATED 10/27/2020. KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINED THEREIN. 8. TOTAL LAND AREA IS 7.13 ACRES. 9. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITS NECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN. 10. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 11. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OR OTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTS OF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE. 12. REFERENCE ARCHITECTURAL PLANS FOR DUMPSTER ENCLOSURE DETAILS. 13. REFER TO FINAL PLAT OR ALTA SURVEY FOR EXACT LOT AND PROPERTY BOUNDARY DIMENSIONS. 14. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 15. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 16. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18.5' IN LENGTH UNLESS OTHERWISE INDICATED. 17. THERE ARE 0.42 ACRES OF WETLAND IMPACTS. NORTH Know what'sbelow. before you dig.Call R C402 WETLAND 3 PROPOSED CHURCH FFE: 979.00 PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 3 NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G 30.0' 3 0 . 0 ' 27.7' 10.0' 26.0' 200' RIGHT TURN LANE MONUMENT SIGN 6. 0 ' O B J B B J J J J J P D F F F F F F F F F F F F Q Q H H H H H H H G G G G G TYP. S SSSS S S NN N NN N N E E E E E I I R TYP. R TYP. S S S R H S B U C M 18.5'26.0'18.5'11.3'18.5'26.0'18.5'15.6'26.0'14.0'18.5'26.0'18.5'8.0'18.5'26.0' 26 . 0 ' 26 . 0 ' 22.0' 12 . 0 ' 9. 5 ' 18.5' 9. 0 ' F F E GG R TYP. R TYP. N H H N HNH L 23 . 0 ' J J P TYP. PTYP. PTYP. D LL K J K J KJ K 18 . 0 ' L J KJ A Q Q K 26.0' 37.2' 40.3' J A L L A J L D D L L I II A J K J L J K J K A K J KJ 10.0' 7.0' 7. 0 ' 7. 0 ' 7.0' N L K K J L A K V J K V C C L K J 13 . 0 ' 8.0 ' 50' SOLID STRIPING 13 . 0 ' COUNTY RD NO. 10 CENTERLINE KK K K K K K R30.0' R30.0' R125.0' R100.0' R100.0' R8.0'R8.0' R8.0'R8.0' R8.0'R8.0' R50.0' R50.0'R50.0' R8.0' 12.9' 18.0' 12 . 0 ' 13.9' 58 . 0 ' 9. 0 ' 7.0'7.9' 8.0' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 10.1' 13 . 0 ' 18 . 5 ' 9.0' 18 . 5 ' 9.0' 11.5' 13.7'13.0'13.4' 77.5' 18.5' 9. 0 '40.9' 9. 0 ' 10.2' S Q Q Q Y 11 . 2 ' 11 . 2 ' 13.0' 18.2' R 21.0' 5.0' 5.0' 11 . 2 ' 11 . 2 ' ELECTRICAL EASEMENT 10 0 . 0 ' 26.7' EXISTING UTILITY BOXES EXISTING UTILITY BOXES W X G E F F R TYP.R TYP. INSTALL APRON 0.5' IN FRONT OF PROPERTY LINE SEE SHEET C401 FOR DETAILS 11 . 7 ' 6.2' 5.0' J J J J J JJ R5.0' R3.0' R5.0' R3.0' R5.0' R3.0'R3.0' R5.0' R5.0' R3.0' R3.0' R3.0' R5.0' R3.0'R3.0' R5.0' R3.0' R5.0' R 3.0 ' R5.0'R 5.0' R 3. 0 'R3.0'R3.0' R3.0' R5.0' R5.0' R3.0' R3.0' R5.0' R3.0' R5.0'18.5' 9. 0 ' 9. 0 ' 12.0' 9.0'9.0' 26.0' 26.0' 26.0' 26 . 0 ' 26.0' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 18.5' J 18.5' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 18.5'9. 0 ' 9. 0 ' 9. 0 ' 18.5' 9. 0 ' 9. 0 ' 9. 0 ' L L L 26.0'18.5' 9. 0 ' 205.2' KEYNOTE LEGEND CONCRETE SIDEWALK - SEE SHEET C405 ASPHALT PAVEMENT - SEE SHEET C405 MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER ACCESSIBLE CURB RAMP - SEE SHEET C404 ACCESSIBLE PARKING SIGN IN BOLLARD - SEE SHEET C405 ACCESSIBLE PARKING - SEE SHEET C405 ACCESS AREA STRIPING - SEE SHEET C405 PAVEMENT MARKING - STOP BAR LANDSCAPE AREA - SEE LANDSCAPE PLANS B612 CURB & GUTTER (TYP.) - SEE SHEET C404 TRANSITION CURB - SEE SHEET C404 FLAT CURB - SEE SHEET C405 COMMERCIAL DRIVEWAY APRON - SEE SHEET C404 STOP SIGN - SEE SHEET C405 DUMPSTER AREA CURB STOP - SEE SHEET C406 PEDESTRIAN CROSSWALK - SEE SHEET C406 PAVEMENT MARKING- SOLID STRIPING PAVEMENT MARKING ARROW - SEE SHEET C406 PROPOSED MONUMENT SIGN HEAVY DUTY ASPHALT PAVEMENT - SEE SHEET C405 GRAVEL - SEE SHEET C404 RETAINING WALL - BY OTHERS CHAIN LINK FENCE - SEE SHEET C406 SURMOUNTABLE CURB A B C D E F G H I J K L M N O P Q R S T U V W X Y PROPOSED CURB AND GUTTER PROPERTY LINE SETBACK LINE LEGEND DRAINAGE AND UTILITY EASEMENT STANDARD DUTY ASPHALT PAVMENT SEE SHEET C402 FOR SECTION COMMERCIAL STREET PAVEMENT SEE SHEET C401 FOR SECTION CONCRETE SIDEWALK SEE SHEET C402 FOR SECTION STORM WATER AREA SEE GRADING PLAN FOR DETAILS WETLAND SETBACK LINE EXISTING WETLAND GRAVEL ROAD SEE SHEET C401 FOR SECTION RETAINING WALL HEAVY DUTY CONCRETE SEE SHEET C402 FOR SECTION PR E P A R E D F O R SI T E P L A N EN L A R G E M E N T S C402 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E P L A N E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N C401 NORTH Know what'sbelow. before you dig.Call R DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 C403 C403 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A. STANDARDS. 2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISE NOTED. STRIPED RADII ARE TO BE 5'. 4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY BOHLEN SURVEYING & ASSOCIATES DATED 10/27/2020. KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINED THEREIN. 8. TOTAL LAND AREA IS 7.13 ACRES. 9. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITS NECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN. 10. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 11. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OR OTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTS OF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE. 12. REFERENCE ARCHITECTURAL PLANS FOR DUMPSTER ENCLOSURE DETAILS. 13. REFER TO FINAL PLAT OR ALTA SURVEY FOR EXACT LOT AND PROPERTY BOUNDARY DIMENSIONS. 14. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 15. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 16. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18.5' IN LENGTH UNLESS OTHERWISE INDICATED. 17. THERE ARE 0.42 ACRES OF WETLAND IMPACTS. SITE PLAN NOTES CO. RD . N O . 1 0 CO M M E R C E S T . EXISTING STRUCTURES TO REMAIN 150' TAPER 200' RIGHT TURN LANE MONUMENT SIGN S S S R H S U C C M 40.3' U N L K J 13 . 0 ' 8. 0 ' 8.0 ' 50' SOLID STRIPING 13 . 0 ' COUNTY RD NO. 10 CENTERLINE R30.0' R30.0' R125.0' 13.7'13.0'13.4'18.2' 21.0' EXISTING UTILITY BOXES J INSTALL APRON 0.5' IN FRONT OF PROPERTY LINE SEE SHEET C401 FOR DETAILS 11 . 7 ' 6.2' 5.0' 205.2' 150 . 0 ' 13 . 0 ' KEYNOTE LEGEND CONCRETE SIDEWALK - SEE SHEET C405 ASPHALT PAVEMENT - SEE SHEET C405 MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER ACCESSIBLE CURB RAMP - SEE SHEET C404 ACCESSIBLE PARKING SIGN IN BOLLARD - SEE SHEET C405 ACCESSIBLE PARKING - SEE SHEET C405 ACCESS AREA STRIPING - SEE SHEET C405 PAVEMENT MARKING - STOP BAR LANDSCAPE AREA - SEE LANDSCAPE PLANS B612 CURB & GUTTER (TYP.) - SEE SHEET C404 TRANSITION CURB - SEE SHEET C404 FLAT CURB - SEE SHEET C405 COMMERCIAL DRIVEWAY APRON - SEE SHEET C404 STOP SIGN - SEE SHEET C405 DUMPSTER AREA CURB STOP - SEE SHEET C406 PEDESTRIAN CROSSWALK - SEE SHEET C406 PAVEMENT MARKING- SOLID STRIPING PAVEMENT MARKING ARROW - SEE SHEET C406 PROPOSED MONUMENT SIGN HEAVY DUTY ASPHALT PAVEMENT - SEE SHEET C405 GRAVEL - SEE SHEET C404 RETAINING WALL - BY OTHERS CHAIN LINK FENCE - SEE SHEET C406 SURMOUNTABLE CURB A B C D E F G H I J K L M N O P Q R S T U V W X Y PROPOSED CURB AND GUTTER PROPERTY LINE SETBACK LINE LEGEND DRAINAGE AND UTILITY EASEMENT STANDARD DUTY ASPHALT PAVMENT SEE SHEET C402 FOR SECTION COMMERCIAL STREET PAVEMENT SEE SHEET C401 FOR SECTION CONCRETE SIDEWALK SEE SHEET C402 FOR SECTION STORM WATER AREA SEE GRADING PLAN FOR DETAILS WETLAND SETBACK LINE EXISTING WETLAND GRAVEL ROAD SEE SHEET C401 FOR SECTION RETAINING WALL HEAVY DUTY CONCRETE SEE SHEET C402 FOR SECTION PR E P A R E D F O R SI T E P L A N EN L A R G E M E N T S C403 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E P L A N E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N NORTH Know what'sbelow. before you dig.Call R DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 C402 C402 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A. STANDARDS. 2. CONTRACTOR SHALL REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF VESTIBULES, SLOPE PAVING, SIDEWALKS, EXIT PORCHES, TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 3. ALL INNER CURBED RADII ARE TO BE 3' AND OUTER CURBED RADII ARE TO BE 10' UNLESS OTHERWISE NOTED. STRIPED RADII ARE TO BE 5'. 4. ALL DIMENSIONS AND RADII ARE TO THE FACE OF CURB UNLESS OTHERWISE NOTED. 5. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 6. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, (UNLESS OTHERWISE NOTED ON PLANS) INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 7. SITE BOUNDARY, TOPOGRAPHY, UTILITY AND ROAD INFORMATION TAKEN FROM A SURVEY BY BOHLEN SURVEYING & ASSOCIATES DATED 10/27/2020. KIMLEY-HORN ASSUMES NO LIABILITY FOR ANY ERRORS, INACCURACIES, OR OMISSIONS CONTAINED THEREIN. 8. TOTAL LAND AREA IS 7.13 ACRES. 9. PYLON / MONUMENT SIGNS SHALL BE CONSTRUCTED BY OTHERS. SIGNS ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIZE, LOCATION AND ANY REQUIRED PERMITS NECESSARY FOR THE CONSTRUCTION OF THE PYLON / MONUMENT SIGN. 10. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 11. NO PROPOSED LANDSCAPING SUCH AS TREES OR SHRUBS, ABOVE AND UNDERGROUND STRUCTURES, OR OTHER OBSTRUCTIONS SHALL BE LOCATED WITHIN EXISTING OR PROPOSED UTILITY EASEMENTS AND RIGHTS OF WAY UNLESS SPECIFICALLY NOTED ON PLANS OTHERWISE. 12. REFERENCE ARCHITECTURAL PLANS FOR DUMPSTER ENCLOSURE DETAILS. 13. REFER TO FINAL PLAT OR ALTA SURVEY FOR EXACT LOT AND PROPERTY BOUNDARY DIMENSIONS. 14. ALL AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 15. ALL DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 16. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18.5' IN LENGTH UNLESS OTHERWISE INDICATED. 17. THERE ARE 0.42 ACRES OF WETLAND IMPACTS. SITE PLAN NOTES APPROVED SUBGRADE MnDOT SPEC. 2357 TACK COAT 4" OF MNDOT SPWEA340C 2360 WEAR COURSE 8" MNDOT SPEC 3138 CLASS 5 AGGREGATE BASE COURSE, 100% CRUSHED *FOR DRIVEWAY: 12" MNDOT SPEC 3138 CLASS 5 3" OF MNDOT SPNWB330B NON-WEAR COURSE SCALE: NTS RIGHT TURN LANE ASPHALT PAVEMENT9 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R SI T E D E T A I L S C404 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R SI T E D E T A I L S C405 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B N.T.S. ADA PARKING STALL LAYOUT2 STANDARD STALL ADA STALL ACCESS ISLE ADA STALL STANDARD STALL 6" TRANSITION PAVEMENT TO FLUSH WITH SIDEWALK INTEGRALSIDEWALK CURBSEE DETAIL ACCESSIBLEPARKING SIGN WITH BOLLARD SEE DETAIL 2' STRIPING - 4" TRAFFIC WHITE INTEGRAL SIDEWALK CURB SEE DETAIL INTEGRALSIDEWALK CURBSEE DETAIL (2% MAX.) PLAN VIEW OF ADA PARKING SECTION A-A SECTION B-B B B AA STANDARD STALL STANDARD STALL STEEL PIPE BOLLARD STEEL SIGN POST RESERVED PARKING VAN ACCESSIBLE PAVEMENT FINISHED GRADE CONCRETE FOOTING 18" 3' - 0 " 5' - 0 " 3' - 6 " 4" EXPANSION JOINT MATERIAL NOTES: 1.SIGNS SHALL BE 18 GAUGE STEEL, WITH BAKED ENAMEL WHITE LETTERS AND BORDER ON BLUE BACKGROUND, WHERE APPLICABLE. 2. POST SHALL BE 3"x3" 11-GAUGE GALVANIZED SQUARE STEEL 3. BOLLARD SHALL BE 6"Ø SCH-40 STEEL PIPE FILLED WITH CONCRETE & PAINTED YELLOW 4. SIGNS SHALL COMPLY WITH LOCAL MUTCD REQUIREMENTS 12"x8" VAN-ACCESSIBLE SIGN 12"x8" HANDICAP PARKING SIGN N.T.S. ACCESSIBLE PARKING SIGN IN BOLLARD1 24"5'-0" 6" MATCH GEOMETRY OF CURB & GUTTER 6" AT STANDARD CURB 7" AT DRY CURB 1" A T L A Y D O W N C U R B 0" A T R I B B O N C U R B NOTES: 1. REFER TO CONCRETE CURB & GUTTER DETAIL FOR SPECIFICATIONS AND AGGREGATE BASE COURSE DIMENSIONS PAVEMENT SECTIONS FOR REFERENCE ONLY. REFER TO GEOTECHNICAL REPORT OR CITY DETAILS FOR ALL PAVEMENT, SUBGRADE PREPARATION AND COMPACTION REQUIREMENTS. THE GREATER REQUIREMENT SHALL BE FOLLOWED. APPROVED SUBGRADE MNDOT SPEC. 2357 TACK COAT 2" OF SPWEA340B MNDOT DESIGNATION 2360 WEAR COURSE *9" MNDOT SPEC 3138 CLASS 5 AGGREGATE BASE COURSE, 100% CRUSHED 2" SPWEB330B BASE COURSE PER MNDOT 2360 APPROVED SUBGRADE MnDOT SPEC. 2357 TACK COAT 1.5" OF MNDOT SPWEA240B 2360 WEAR COURSE 8" MNDOT SPEC 3138 CLASS 5 AGGREGATE BASE COURSE, 100% CRUSHED *FOR DRIVEWAY: 12" MNDOT SPEC 3138 CLASS 5 2" OF MNDOT SPNWB230B NON-WEAR COURSE APPROVED SUBGRADE FOR TRASH ENCLOSURE PAD: 6.5" OF MNDOT DESIGNATION 3A21 OR 3A41 *FOR DRIVEWAY APRON: 8" OF MNDOT DESIGNATION 3F52 6" MNDOT SPEC 3138 CLASS 5 AGGREGATE BASE COURSE APPROVED SUBGRADE 6" OF MNDOT DESIGNATION 3F52A 4" MNDOT SPEC 2211 CLASS 5 AGGREGATE BASE COURSE SCALE: NTS CONCRETE SIDEWALK7 SCALE: NTS HEAVY DUTY/COMMERCIAL ASPHALT PAVEMENT8 SCALE: NTS STANDARD DUTY ASPHALT PAVEMENT9 SCALE: NTS HEAVY DUTY CONCRETE PAVEMENT10 NO PARKING HANDICAP PARKING NOTE: STRIPING TO MATCH PARKING, UNLESS PER LOCAL CODE NOTE: SEE PLAN FOR PARKING LAYOUT NO PARKING NO PARKING NO SCALE HANDICAP ACCESSIBLE SIGNAGE AND STRPING5 10" DIAMETER CENTER SYMBOL IN PARKING STALL, ALL LINES TO BE 5" WIDE. ACCESSIBLE PARKING SPACE WITH PAINTED INTERNATIONAL SYMBOL OF ACCESSIBILITY WITH CONTRASTING SQUARE BACKGROUND, CENTERED TOWARD DRIVE AISLE HANDICAP SIGN CENTERED AT HEAD OF SPACE ON CENTER STRIPE HANDICAP PARKING ACCESS AISLE WITH PAINTED 12" HIGH LETTERING OF "NO PARKING" CENTERED TOWARD DRIVE AISLE 4" WIDE PAINTED STRIPING, 45 DEGREE CROSS HATCH PATTERN AT 2' O.C. AT ACCESS AISLE FACE OF CURB SIDEWALK HANDICAP SIGN CENTERED AT HEAD OF SPACE, 2' MIN. AND 8' MAX. FROM FACE OF CURB 8' MIN. 8' MIN. 8' MIN. PE R CI T Y C O D E 2' 2' 2' 67 . 5 ° 5° HANDICAP SYMBOL N.T.S. CONCRETE CURB TAPER4 12" 6"6" N.T.S. FLUSH CURB3 3/8" WOVEN GEOTEXTILE FABRIC *NOTE: CITY OF CORCORAN REQUIRES 12" CLASS 5 AGGREGATE BASE DEPTH FOR DRIVEWAY SECTION ONLY. *NOTE: GEOTECH REQUIRES 9" MIN. CLASS 5 AGGREGATE BASE DEPTH. *NOTE: CITY OF CORCORAN REQUIRES 8" CONCRETE DEPTH FOR DRIVEWAY APRON ONLY. 4" MNDOT SPEC 2211 CLASS 5 AGGREGATE BASE COURSE BASE COURSE TOP MAT BIT. 1/2" R 1/2" R N.T.S. ACCESS AISLE STRIPING LAYOUT6 NOTE: IS DIMENSION SHOWN ON SITE PLAN O 12 " 12 " NOTE: 1. LETTERING SHALL BE 12" HIGH, 6" WIDE, 2" THICK, SPACED 3" APART, OR AS APPROVED BY OWNER. 2. NOTIFY ENGINEER OF STENCIL BEING USED AND SUBMIT LAYOUT FOR APPROVAL. NO PARKING 3"6"3"6" 7' MAX 2" MIN N PARKING IN STANDARD WIDTH ACCESS AISLE MIN TO LINE 3"MIN TO LINE 4" WIDE STRIPE (MIN.) (TYP) 5" MAX. STRIPING 4' O.C. (TYP.) 4" WIDE STRIPE (MIN.) 6" WIDE STRIPE (TYP.) 8'-0" MIN. ℄℄℄ 12" WIDE STRIPE 45° WOVEN GEOTEXTILE FABRIC Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 4 - S I T E D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R SI T E D E T A I L S C406 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B NOTE: ALL TRAFFIC FLOW ARROWS TO BE SOLID WHITE REFLECTIVE TRAFFIC PAINT AS PER DIMENSIONS ABOVE 2' 1. 7 5 ' 3. 7 5 ' 1'4.75' R 2 . 0 ' NO SCALE TRAFFIC ARROW11 NOTE: 1. TAPED AREAS TO BE CENTERED AND ALIGNED ON CENTER LINE AND LANE LINES. MAKE ADJUSTMENTS IN CENTER MEDIAN AREA. 2. ZEBRA CROSSWALKS SHALL BE WHITE POLYMER-PREFORMED TAPE OR AN ACCEPTABLE EQUALIVANT APPROVED BY THE ENGINEER. 3. A MINIMUM OF 1.5 FT. CLEAR DISTANCE MUST BE LEFT ADJACENT TO CURB. IF LAST STRIPED AREA FALLS INTO THIS DISTANCE, IT MUST BE OMITTED. 4. REMOVE ALL CONFLICTING PAVEMENT MARKINGS AS DIRECTED BY THE ENGINEER. 5. AT SKEWED CROSSWALKS, THE TAPED AREAS ARE TO REMAIN PARALLEL TO THE LANE LINES. 6. WHERE PAVEMENT MARKINGS CAN NOT BE INLAYED INTO THE HOT MAT, PAVEMENT SHALL BE GROOVED FOR THE INSTALLATION OF THE POLYMER-PREFORMED MARKINGS. SEE Mn/DOT STANDARD SPECIFICATION 2564. 6' 3' 3' PAVEMENT MARKING (TYP.)DRIVING LANE (WIDTH VARIES) DRIVING LANE (WIDTH VARIES) ℄ ROAD NO SCALE CROSSWALK STRIPING12 BLACK VINYL COATED ALUMINUM TIES 3 PER POST BLACK VINYL COATED ALUMINUM TIES EVERY 2' TOP RAIL 1 3/8" DIA. 2" (TYP.) 3" (TYP.) 42" 4 TIMES POST DIA. 3'-0" MIN. LINE POSTS 3'-6" MIN. GATE, CORNER OR END POST LINE POST 1 5/8" DIA. ALL POSTS, RAILS, AND HARDWARE TO BE PAINTED BLACK 2" DIA. END POST POST (TYP.) 10'-0" MAX. CH A I N L I N K F A B R I C 1 4 GA . B L A C K V I N Y L CO A T E D N.T.S. CHAIN LINK FENCE13 9" 6" 6"4" 6'-0" 5" 1/2" DEEP HOLE, SEAL WITH MORTAR #6 BAR, 2'-6" LONG 1"Ø HOLE 1"Ø HOLE #3 BARS 2" 3" N.T.S. PRECAST CONCRETE WHEEL STOP14 S D D 6: 1 5 : 1 10: 1 4.7% 1. 6 % 4 . 0 % 2.6% 5: 1 3:1 10 0 0 : 1 3:1 6:1 9 . 5 4 % 10 : 1 3.02% 3.1% 2.6% 1 . 3 % 2.7% 1.5 % 4.4% 10. 1 % 2 7 . 0 % 8.1% 3. 8 % 1. 8 % 3 . 5 % 0 . 7 % 4 . 2 % 5. 4 % 4.1% 1. 7 % 2. 3 % 3: 1 3: 1 9 6 0 965 9 6 1 9 6 2 96 3 964 97 0 975 96 6 96 7 96 8 96 9 97 1 97 2 97 3 974 97 6 97 7 9 6 5 9 7 0 9 6 2 9 6 2 9 6 3 9 6 3 96 4 9 6 4 96 6 9 6 7 968 969 9 7 1 9 7 2 97 3 960 965 957 958 959 96 1 962 96 3 96 4 966 9 6 7 970 96 6 96 7 968 969 971 972 973 974 965 970 966 967 968 969 971 97 2 97 5 980 97 3 9 7 4 97 6 977 978 979 CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B WETLAND 1B FUTURE EXPANSION PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 2A NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G 97 0 96 4 96 6 96 8 97 2 97 4 97 6 970 964964 966 968 972974 970 964 966 968 97 2 9 7 6 9 7 8 976 97 8 970 966 9 6 8 97 2 974 976 960958 962 978 978 976 978 974 3: 1 Ho r i z o n t a l 3: 1 3: 1 30' WETLAND SETBACK SANITARY SEWER EASEMENT SEE SURVEY ELECTRICAL EASEMENT 30' WETLAND BUFFER PROPOSED 20' PUBLIC WATER EASEMENT Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - G R A D I N G P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 2 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R GR A D I N G P L A N C500 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 0.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D Know what'sbelow. before you dig.Call R NORTH C501 C502 C503 RETAINING WALL NOTES 1. RETAINING WALLS SHALL BE DESIGNED BY OTHERS. 2. PLANS SHOW THE HORIZONTAL LOCATION OF THE TOP OF THE WALL AND PROVIDES FINISHED SURFACE ELEVATIONS AT THE TOP AND BOTTOM FACE OF THE WALL ONLY. 3. RETAINING WALL DESIGN PLANS SHALL BE CERTIFIED BY A LICENSED PROFESSIONAL ENGINEER AND SUBMITTED TO THE REVIEWING AUTHORITY AND KIMLEY-HORN ENGINEER OF RECORD FOR APPROVAL. 4. RETAINING WALL DESIGNER MUST ACCOUNT FOR DRAINAGE AROUND THE WALL AS SHOWN ON THE GRADING PLAN. SURFACE RUNOFF SHALL NOT BE ALLOWED TO DRAIN OVER THE TOP OF THE WALL. 5. RETAINING WALL MATERIAL AND COLOR SHALL BE SELECTED BY THE OWNER. 6. RETAINING WALL DESIGNER IS RESPONSIBLE FOR OBTAINING GEOTECHNICAL INFORMATION AS NEEDED FOR DESIGN OF THE PROPOSED WALL. GRADING PLAN NOTES 1. PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 4. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 5. IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READY FOR SUB-BASE. 6. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 7. ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONS ALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED 8. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 9. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TO COLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENT AREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS. 10. MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THE GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER. 11. INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSED CONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED. 12. GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSING DRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS: ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12). SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%. LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%. ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANY DIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BE ACCEPTED FOR ADA COMPLIANCE ISSUES. 13. UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITE AREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINAL CONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHES OF TOPSOIL. 14. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. 15. CONTRACTOR SHALL PROVIDE TWO DOUBLE-RING INFILTROMETER TESTS PER FILTRATION BASIN (PER ASTM D3385) AT PROJECT COMPLETION TO DEMONSTRATE THAT THE DESIGN INFILTRATION RATES HAVE BEEN ACHIEVED. D D WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B FUTURE EXPANSION PROPOSED CHURCH FFE: 979.00 PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF NO P A R K I N G NO P A R K I N G 962 96 4 966 960 9 6 2 9 6 4 9 6 6 9 6 2 9 6 2 96 4 9 6 4 96 6 968 97 0 962 96 4 96 6 96 8 966 966 970 964 966 968 972 974 976 97 6 978 960 970 958 962 964 966 968 972 974 976 978 97 0 96 4 96 6 96 8 97 2 97 4 97 6 97 0 96 4 96 6 96 8 97 2 97 4 97 6 97 8 30' WETLAND SETBACK ELECTRICAL EASEMENT 30' WETLAND BUFFER PROPOSED OVERHEAD POWER REROUTE PROPOSED OVERHEAD POWER REROUTE 978 978 976 1.33 % 1.29 % 1.23 % 1. 3 % 3.1% 1. 7 % 1.1 3 % 1.1 0 % 1. 1 % 1.8% 3:1 3: 1 10 : 1 10:1 9.4% 6:1 10: 1 3.4%2.5% 3. 0 % 1 . 7 % 1.5 % 1 . 3 % 1.3 % 1.30 % 1.30 % 3: 1 3.3% 4.9 % 8. 2 % 8.0% 4: 1 7: 1 5 : 1 6:1 6:1 1.30 % 1. 4 9 % 1 . 1 1 % TW:966.40 BW:965.60 TW:969.24 BW:965.94 G:976.99 G:976.88 976.65 T:977.24 T/G:977.00 976.74 G:975.91G:976.38 G:976.62G:977.57 G:977.07 G:976.85 G:976.97 G:976.88 G:976.85 G:976.80 G:975.74 G:975.68 G:975.64 G:976.13 G:976.19 G:976.27 978.08 978.42 978.40978.37 T/G:977.04 FFE = 979.0 978.72 977.11 978.50 978.13 978.37 FFE = 978.5 978.63 976.56 T:977.38 G:976.90 G:976.92G:978.25 G:978.16 G:978.04 G:978.22 G:978.15 G:978.00 G:977.01 976.58 FFE = 979.0 FFE = 979.0 FFE = 979.0 978.50 978.50 978.50 978.50978.50 978.50978.50 978.50978.50 978.50978.50 978.23978.50 978.50 976.40 976.30 976.49 976.74 978.72 978.71 T/G:976.47 976.82 976.91 976.66978.50 978.50978.46 978.45 978.50 ST-501 ST-401 ST-500 ST-400 978.50 976.98 976.88 976.78 976.69 9 7 4 962 960 960 962 96 8 966 970 972 974 97 6 97 4 1. 6 0 % 4.19% 2. 0 0 % Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - G R A D I N G P L A N E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 3 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N 0.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE PR E P A R E D F O R GR A D I N G P L A N EN L A R G E M E N T S C501 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D Know what'sbelow. before you dig.Call R NORTH C402 RETAINING WALL NOTES 1. RETAINING WALLS SHALL BE DESIGNED BY OTHERS. 2. PLANS SHOW THE HORIZONTAL LOCATION OF THE TOP OF THE WALL AND PROVIDES FINISHED SURFACE ELEVATIONS AT THE TOP AND BOTTOM FACE OF THE WALL ONLY. 3. RETAINING WALL DESIGN PLANS SHALL BE CERTIFIED BY A LICENSED PROFESSIONAL ENGINEER AND SUBMITTED TO THE REVIEWING AUTHORITY AND KIMLEY-HORN ENGINEER OF RECORD FOR APPROVAL. 4. RETAINING WALL DESIGNER MUST ACCOUNT FOR DRAINAGE AROUND THE WALL AS SHOWN ON THE GRADING PLAN. SURFACE RUNOFF SHALL NOT BE ALLOWED TO DRAIN OVER THE TOP OF THE WALL. 5. RETAINING WALL MATERIAL AND COLOR SHALL BE SELECTED BY THE OWNER. 6. RETAINING WALL DESIGNER IS RESPONSIBLE FOR OBTAINING GEOTECHNICAL INFORMATION AS NEEDED FOR DESIGN OF THE PROPOSED WALL. GRADING PLAN NOTES 1. PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 4. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 5. IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READY FOR SUB-BASE. 6. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 7. ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONS ALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED 8. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 9. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TO COLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENT AREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS. 10. MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THE GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER. 11. INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSED CONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED. 12. GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSING DRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS: ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12). SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%. LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%. ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANY DIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BE ACCEPTED FOR ADA COMPLIANCE ISSUES. 13. UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITE AREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINAL CONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHES OF TOPSOIL. 14. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. 15. CONTRACTOR SHALL PROVIDE TWO DOUBLE-RING INFILTROMETER TESTS PER FILTRATION BASIN (PER ASTM D3385) AT PROJECT COMPLETION TO DEMONSTRATE THAT THE DESIGN INFILTRATION RATES HAVE BEEN ACHIEVED. PROPOSED CHURCH FFE: 979.00 PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 3 NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G 960 9 6 2 9 6 4 9 6 6 970 968 972 970 9 6 6 968 972 97 4 974 970 968 97 2 9 7 4 972 974 974 970 964 96 6 96 8 97 0 96 8 96 2 96 4 96 6 966 97 6 978 976 9 7 6 9 7 8 978 978 97 4 97 6 974 974 976 970 964 966 968 972 974 97 0 96 4 96 6 96 8 97 2 97 4 97 6 97 8 ELECTRICAL EASEMENT PROPOSED PUBLIC WATER EASEMENT 964 972 976 970 972 1. 1 3 % 1. 1 1 % 0 . 9 8 % 1. 1 0 % 1.61 % 1.66 % 1.75 % 1.81% 1.70 % 1. 0 2 % 7. 0 8 % 1 . 2 3 % 1.84 % 1.89 % 1.91 % 1.0 9 % 1.1 1 % 1.2 8 % 1.33 % 1.29 % 1.23 % 6. 8 7 % 1. 1 1 % 4. 5 3 % 7. 7 4 % 4 . 5 % 2.8% 2. 7 % 2. 9 % 3. 6 % 3 . 6 % 4. 2 % 4. 4 4 % 1.29 % 1. 0 1 % 2.7% 3.2% 5.7% 1. 3 % 1. 7 % 1.1 3 % 1.1 0 % 1. 1 % 1.8% 3:1 3:1 4:1 5: 1 10 : 1 3: 1 6. 1 0 % 3.4% 4.5% 4.1% 3 . 8 % 4.6% 3.8 % 4.4 % 1 . 3 % 1 . 3 % 2. 3 % 2 . 4 % 4. 6 % 1 . 0 % 4.1% 2. 7 % 3.3% 1.7 % 1. 7 % 2.5% 3. 0 % 1.5 % 1 . 3 % 1.3 % 1 . 2 3 % 1.77% 1.30 % 1.30 % 6.8% 1 . 8 % 3:1 3: 1 1. 1 0 % 1.74% 0. 7 9 % 1.30 % 1. 4 9 % 1 . 1 1 % 13 . 8 % 13 . 0 % 15.9 % 2.3% TW:966.40 BW:965.60 TW:969.24 BW:965.94 TW:976.30 BW:971.07 TW:976.67 BW:970.45 TW:976.50 BW:970.42 TW:977.18 BW:968.51 T/G:976.25 T/G:976.25 T/G:978.14 T/G:977.67 977.54 978.27 976.75 T/G:977.77 T/G:977.72 978.24 G:976.99 G:976.88 976.65 T:977.24 T/G:977.00 976.74 G:976.62G:977.57 G:977.07 G:975.26 G:974.84 G:974.75 G:974.35 G:975.33 G:975.60 G:975.68 G:975.58 G:975.26 G:974.64 G:973.55 ME:972.86 T/G:973.25 974.62 G:973.86 G:973.76 G:973.27 G:974.24 G:974.90 T/G:975.17 G:975.11 T/G:975.20 G:975.19 G:975.15 975.67975.64 975.28975.28 974.77 974.79 G:975.05 G:975.03 G:975.18 G:975.22 T/G:975.41 T/G:975.47 G:976.01 G:975.37 G:976.85 G:976.97 G:976.88 G:976.85 G:976.80978.08 978.42 978.40978.37 T/G:977.04 FFE = 979.0 978.72 977.11 978.50 978.13 978.37 LP:974.51 LP:974.51 FFE = 978.5 978.63 LP:973.09 G:973.32 G:974.15 976.56 T:975.61 T:975.65 T:977.38 G:976.90 G:976.92G:978.25 G:978.16 G:978.04 G:978.22 G:978.15 G:978.00 T/G:978.29 G:977.88 T:978.38 G:977.88 G:977.65 T/G:978.29 G:977.56 G:977.58 T/G:977.66 T/G:977.39 T/G:977.28 T/G:977.70 T/G:977.86 T/G:978.40 T/G:977.92 T/G:977.92 G:975.38G:975.47 G:975.00 G:975.02 G:975.55 G:975.30 G:975.50 G:975.75 G:975.82G:976.05 G:976.77 G:976.62 G:976.48 G:976.35 G:976.12 G:976.29 G:976.33 G:976.36 G:976.35 G:976.37G:976.45 T:976.44 G:976.57 G:976.25 G:976.55 G:976.50 G:976.33 G:976.73 G:976.81 G:976.83 G:976.85 G:976.89 G:976.72 G:976.68 G:976.66 G:976.64G:977.04 G:976.24 G:976.08 G:976.04 G:976.00 G:975.92 G:977.73 T:978.13 G:977.63 G:977.76 T:978.26 G:977.79 G:977.83 G:978.04 G:978.06 T:978.56 977.51977.30 T:977.91 G:977.41 976.75 G:976.28 T:975.88 G:976.36 G:977.59 G:977.91 T:978.41 G:977.91 G:977.72G:978.22 G:978.25 G:976.41 G:976.28 978.40 978.40 977.58 T:978.11 G:977.61 977.82 977.59 T:977.64 G:977.14 T:977.67 G:977.17 T:978.27 G:978.35 G:978.04 G:977.95 G:977.86 T:978.25T:978.08 T:978.31 G:977.01 976.58 FFE = 979.0 FFE = 979.0 FFE = 979.0 978.09 977.90 977.80 978.01 977.69 977.96 977.86 977.74 977.56 977.63 977.62 977.73 977.84977.49 977.43 977.36 978.50 978.50 978.50 978.50978.50 978.23978.50 978.50 976.40 976.30 976.49 976.74 978.72 978.71 T/G:976.47 976.82 976.91 976.66978.50 978.50978.46 978.45 978.50 ST-402 ST-102 ST-201 ST-103 ST-101ST-301 OCS ST-100 ST-200 ST-300 2. 0 % 1. 8 % 3 . 8 % 96 6 96 8 TW:975.37 BW:968.61 TW:975.84 BW:970.50 ST-600 978.50 976.98 976.88 976.78 976.69 LP:973.49 ME:975.97 974 97 4 976 97 6 97 6 9 7 4 970 96 8 96 6 96 4 976 964 966 97 4 9 7 6 97 4 1. 6 0 % 4.19% 2. 0 0 % Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - G R A D I N G P L A N E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 3 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R GR A D I N G P L A N EN L A R G E M E N T S C502 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 0.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D Know what'sbelow. before you dig.Call R NORTH C401 C403 C403 RETAINING WALL NOTES 1. RETAINING WALLS SHALL BE DESIGNED BY OTHERS. 2. PLANS SHOW THE HORIZONTAL LOCATION OF THE TOP OF THE WALL AND PROVIDES FINISHED SURFACE ELEVATIONS AT THE TOP AND BOTTOM FACE OF THE WALL ONLY. 3. RETAINING WALL DESIGN PLANS SHALL BE CERTIFIED BY A LICENSED PROFESSIONAL ENGINEER AND SUBMITTED TO THE REVIEWING AUTHORITY AND KIMLEY-HORN ENGINEER OF RECORD FOR APPROVAL. 4. RETAINING WALL DESIGNER MUST ACCOUNT FOR DRAINAGE AROUND THE WALL AS SHOWN ON THE GRADING PLAN. SURFACE RUNOFF SHALL NOT BE ALLOWED TO DRAIN OVER THE TOP OF THE WALL. 5. RETAINING WALL MATERIAL AND COLOR SHALL BE SELECTED BY THE OWNER. 6. RETAINING WALL DESIGNER IS RESPONSIBLE FOR OBTAINING GEOTECHNICAL INFORMATION AS NEEDED FOR DESIGN OF THE PROPOSED WALL. GRADING PLAN NOTES 1. PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 4. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 5. IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READY FOR SUB-BASE. 6. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 7. ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONS ALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED 8. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 9. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TO COLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENT AREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS. 10. MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THE GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER. 11. INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSED CONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED. 12. GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSING DRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS: ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12). SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%. LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%. ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANY DIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BE ACCEPTED FOR ADA COMPLIANCE ISSUES. 13. UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITE AREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINAL CONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHES OF TOPSOIL. 14. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. 15. CONTRACTOR SHALL PROVIDE TWO DOUBLE-RING INFILTROMETER TESTS PER FILTRATION BASIN (PER ASTM D3385) AT PROJECT COMPLETION TO DEMONSTRATE THAT THE DESIGN INFILTRATION RATES HAVE BEEN ACHIEVED. CO. RD . N O . 1 0 CO M M E R C E S T . 97 2 980 9 7 4 97 6 978 972 974974 98 0 978 972 970 972 1. 0 1 % 1 . 0 % 4.1% 2 . 4 % 3. 0 % 2. 7 % 3.3% 6.8% 1 . 8 % 1.74% 0. 7 9 % 2.3% G:973.55 ME:972.86 T/G:973.25 974.62 G:973.86 G:973.76 974.77 974.79 G:973.32 G:974.15 ME:979.51 ST-600 ME:978.95 ME:978.15 ME:976.63 ME:975.97 976 976 978 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - G R A D I N G P L A N E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 3 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N 0.0%PROPOSED DRAINAGE DIRECTION 0.00%PROPOSED ADA SLOPE PR E P A R E D F O R GR A D I N G P L A N EN L A R G E M E N T S C503 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R KB P MC B PROPOSED STORM SEWER PROPOSED STORM SEWER PROPERTY LINE EXISTING CONTOUR PROPOSED CONTOUR925 PROPOSED SPOT ELEVATION100.00 LEGEND PROPOSED HIGH POINT ELEVATION HP:0.0 PROPOSED LOW POINT ELEVATION PROPOSED GUTTER ELEVATION PROPOSED TOP OF CURB ELEVATION PROPOSED FLUSH PAVEMENT ELEVATION LP:0.0 G:0.00 T:0.00 PROPOSED EMERGENCY OVERFLOW T/G:0.0 EOF:0.0 ME:0.0 MATCH EXISTING ELEVATION PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION CO D Know what'sbelow. before you dig.Call R NORTH C402 C402 RETAINING WALL NOTES 1. RETAINING WALLS SHALL BE DESIGNED BY OTHERS. 2. PLANS SHOW THE HORIZONTAL LOCATION OF THE TOP OF THE WALL AND PROVIDES FINISHED SURFACE ELEVATIONS AT THE TOP AND BOTTOM FACE OF THE WALL ONLY. 3. RETAINING WALL DESIGN PLANS SHALL BE CERTIFIED BY A LICENSED PROFESSIONAL ENGINEER AND SUBMITTED TO THE REVIEWING AUTHORITY AND KIMLEY-HORN ENGINEER OF RECORD FOR APPROVAL. 4. RETAINING WALL DESIGNER MUST ACCOUNT FOR DRAINAGE AROUND THE WALL AS SHOWN ON THE GRADING PLAN. SURFACE RUNOFF SHALL NOT BE ALLOWED TO DRAIN OVER THE TOP OF THE WALL. 5. RETAINING WALL MATERIAL AND COLOR SHALL BE SELECTED BY THE OWNER. 6. RETAINING WALL DESIGNER IS RESPONSIBLE FOR OBTAINING GEOTECHNICAL INFORMATION AS NEEDED FOR DESIGN OF THE PROPOSED WALL. GRADING PLAN NOTES 1. PERFORM GRADING WORK IN ACCORDANCE WITH APPLICABLE CITY SPECIFICATIONS AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 4. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 5. IN PAVED AREAS, ROUGH GRADE TO SUBGRADE ELEVATION AND LEAVE THE SITE READY FOR SUB-BASE. 6. SUBGRADE EXCAVATION SHALL BE BACKFILLED IMMEDIATELY AFTER EXCAVATION TO HELP OFFSET ANY STABILITY PROBLEMS DUE TO WATER SEEPAGE OR STEEP SLOPES. WHEN PLACING NEW SURFACE MATERIAL ADJACENT TO EXISTING PAVEMENT, THE EXCAVATION SHALL BE BACKFILLED PROMPTLY TO AVOID UNDERMINING OF EXISTING PAVEMENT. 7. ELEVATIONS SHOWN REPRESENT FINISHED SURFACE GRADES. SPOT ELEVATIONS ALONG CURB & GUTTER REPRESENT THE FLOW LINE UNLESS OTHERWISE NOTED 8. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 9. CONTRACTOR IS RESPONSIBLE FOR CONSTRUCTION OF PAVEMENTS AND CURB AND GUTTER WITH SMOOTH UNIFORM SLOPES THAT PROVIDE POSITIVE DRAINAGE TO COLLECTION POINTS. MAINTAIN A MINIMUM SLOPE OF 1.25% IN ASPHALT PAVEMENT AREAS AND A MINIMUM SLOPE OF 0.50% IN CONCRETE PAVEMENT AREAS. 10. MAINTAIN A MINIMUM SLOPE OF 0.50% ALONG CURB & GUTTER. REVIEW PAVEMENT GRADIENT AND CONSTRUCT "INFALL" CURB WHERE PAVEMENT DRAINS TOWARD THE GUTTER, AND "OUTFALL" CURB WHERE PAVEMENT DRAINS AWAY FROM THE GUTTER. 11. INSTALL A MINIMUM OF 4-INCHES OF AGGREGATE BASE MATERIAL UNDER PROPOSED CONCRETE CURB & GUTTER, SIDEWALKS, AND TRAILS UNLESS OTHERWISE DETAILED. 12. GRADING FOR SIDEWALKS AND ACCESSIBLE ROUTES, INCLUDING CROSSING DRIVEWAYS, SHALL CONFORM TO CURRENT STATE & NATIONAL ADA STANDARDS: ACCESSIBLE RAMP SLOPES SHALL NOT EXCEED 8.3% (1:12). SIDEWALK CROSS-SLOPES SHALL NOT EXCEED 2.0%. LONGITUDINAL SIDEWALK SLOPES SHALL NOT EXCEED 5.0%. ACCESSIBLE PARKING STALLS AND ACCESS AISLES SHALL NOT EXCEED 2.0% IN ANY DIRECTION. A MAXIMUM SLOPE OF 1.50% IS PREFERRED. SIDEWALK ACCESS TO EXTERNAL BUILDING DOORS AND GATES SHALL BE ADA COMPLIANT. NOTIFY ENGINEER IMMEDIATELY IF ADA CRITERIA CANNOT BE MET IN ANY LOCATION PRIOR TO PAVEMENT INSTALLATION. CHANGE ORDERS WILL NOT BE ACCEPTED FOR ADA COMPLIANCE ISSUES. 13. UPON COMPLETION OF LAND DISTURBING ACTIVITIES, RESTORE ADJACENT OFFSITE AREAS DISTURBED BY CONSTRUCTION TO MATCH OR EXCEED THE ORIGINAL CONDITION. LANDSCAPE AREAS SHALL BE RE-VEGETATED WITH A MINIMUM OF 4-INCHES OF TOPSOIL. 14. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. 15. CONTRACTOR SHALL PROVIDE TWO DOUBLE-RING INFILTROMETER TESTS PER FILTRATION BASIN (PER ASTM D3385) AT PROJECT COMPLETION TO DEMONSTRATE THAT THE DESIGN INFILTRATION RATES HAVE BEEN ACHIEVED. S D D 960 965 957 958 959 96 1 962 96 3 96 4 966 9 6 7 9 6 0 965 9 6 1 9 6 2 96 3 964 97 0 975 96 6 96 7 96 8 96 9 97 1 97 2 97 3 974 97 6 97 7 9 6 5 9 7 0 9 6 2 9 6 2 9 6 3 9 6 3 96 4 9 6 4 96 6 9 6 7 968 969 9 7 1 9 7 2 97 3 970 96 6 96 7 968 969 971 972 973 974 965 970 966 967 968 969 971 97 2 97 5 980 97 3 9 7 4 97 6 977 978 979 CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B WETLAND 1B FUTURE EXPANSION PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 2A 97 0 96 4 96 6 96 8 97 2 97 4 97 6 970 964964 966 968 972974 970 964 966 968 97 2 9 7 6 9 7 8 976 97 8 970 966 9 6 8 97 2 974 976 960958 962 978 978 976 978 974 ST-201 ST-103 ST-402 ST-501 ST-102 ST-101 ST-301 OCS ST-401 ST-300 ST-100 ST-200 ST-400 ST-500 30' WETLAND SETBACK SANITARY SEWER EASEMENT SEE SURVEY ELECTRICAL EASEMENT 30' WETLAND BUFFER Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - S T O R M S E W E R P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 3 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R ST O R M S E W E R PL A N C504 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM SEWER PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM SEWER PROPERTY LINE LEGEND PROPOSED SANITARY SEWER PROPOSED WATERMAIN CO PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION D Know what'sbelow. before you dig.Call R NORTH C505 C506 C507 STORM SEWER NOTES 1. INSTALL STORM SEWER IN ACCORDANCE WITH APPLICABLE CITY OR STATE SPECIFICATIONS, STATE PLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. STORM SEWER PIPE SHALL BE: RCP: ASTM C-76 HDPE: ASTM F-714, F-894 PVC: ASTM D-2729 PVC SCH40: ASTM D-1785, D-2665, F-794 DRAIN TILE SHALL BE: PE: ASTM F-6667 PVC: ASTM D-2729 FITTINGS SHALL BE: RCP: ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE: ASTM D-3212 PVC: ASTM D-2729, JOINTS PER ASTM D-3212 PVC SCH40: ASTM D-2665, F-794, F-1866 4. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 5. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 6. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TO THE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS. 7. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 8. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OF THE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS. 9. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVED AREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATION A MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE. 10. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS. 11. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED AND WATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITH NON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES. 12. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B FUTURE EXPANSION PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF D D 965 962 96 3 96 4 966 967 960 9 6 5 9 6 1 9 6 2 9 6 3 9 6 4 9 6 6 9 6 5 9 6 2 9 6 2 9 6 3 9 6 3 96 4 9 6 4 96 6 9 6 7 968 969 9 6 5 97 0 962 96 3 96 4 96 6 96 7 96 8 96 9 966 967 966 ST-501 STMH 48" DIA. RE:974.42 IE:966.34 SE IE:964.81 SW IE:966.34 NW ROOF DRAIN IE:967.21 W ST-401 STMH 48" DIA. RE:970.55 IE:965.57 S IE:965.57 E IE:965.57 N ROOF DRAIN IE:966.20 NW ST-400 FES 24" IE:960.50 S ST-500 FES 24" IE:960.50 SE 178 LF - 15" HDPE @ 2.78% 79 LF - 18" HDPE @ 4.72% 28 LF - 6" PVC @ 4.00% 5 LF - 6" PVC @ 2.78% 52 LF - 8" PVC @ 2.00% 26 LF - 6" PVC @ 4.53% 28 LF - 6" PVC @ 2.00% 5 LF - 6" PVC @ 4.00% 150 LF - 24" HDPE @ 3.39% 35 LF - 8" PVC @ 4.00% 76 LF - 6" PVC @ 4.00% 6 LF - 6" PVC @ 4.00% 29 LF - 6" PVC @ 4.00% 59 LF - 24" HDPE @ 3.55% 10 LF - 6" PVC @ 4.00%19 LF - 6" PVC @ 4.00% 48 LF - 6" PVC @ 4.00% ROOF DRAIN IE:965.93 NE ROOF DRAIN IE:966.10 E ROOF DRAIN IE:972.11 E ROOF DRAIN IE:970.28 N ROOF DRAIN IE:968.99 W 970 964 966 968 972 974 976 97 6 978 960 958 962 964 97 0 96 4 96 6 96 8 97 2 97 4 97 6 97 0 96 4 96 6 96 8 97 2 97 4 97 6 97 8 978 978 976 80 LF - 24" RCP @ 0.50% 92 LF - 18" HDPE @ 4.50% ST-700 FES 24" IE:958.00 SE ST-701 CBMH 48" DIA. (CIR.) RE:962.99 IE:958.40 NW DRAINTILE STUBS (TYP.) 6" DRAINTILE IE: 958.50 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - S T O R M S E W E R E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 3 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R ST O R M S E W E R EN L A R G E M E N T S C505 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM SEWER PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM SEWER PROPERTY LINE LEGEND PROPOSED SANITARY SEWER PROPOSED WATERMAIN CO PROPOSED STORM MANHOLE/CATCH BASIN PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION D Know what'sbelow. before you dig.Call R NORTH C506 (CURB INLET CASTING) STORM SEWER NOTES 1. INSTALL STORM SEWER IN ACCORDANCE WITH APPLICABLE CITY OR STATE SPECIFICATIONS, STATE PLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. STORM SEWER PIPE SHALL BE: RCP: ASTM C-76 HDPE: ASTM F-714, F-894 PVC: ASTM D-2729 PVC SCH40: ASTM D-1785, D-2665, F-794 DRAIN TILE SHALL BE: PE: ASTM F-6667 PVC: ASTM D-2729 FITTINGS SHALL BE: RCP: ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE: ASTM D-3212 PVC: ASTM D-2729, JOINTS PER ASTM D-3212 PVC SCH40: ASTM D-2665, F-794, F-1866 4. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 5. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 6. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TO THE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS. 7. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 8. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OF THE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS. 9. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVED AREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATION A MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE. 10. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS. 11. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED AND WATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITH NON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES. 12. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. WETLAND 3 PROPOSED CHURCH FFE: 979.00 PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 3 960 9 6 5 9 6 1 9 6 2 9 6 3 9 6 4 9 6 6 970 967 968 969 971 972 973 970 9 6 6 96 7 968 969 971 972 973 97 4 974 970 968 969 971 97 2 97 3 9 7 4 973 972 973 974 973 974 975 96 5 970 963 964 96 6 96 7 96 8 969 97 0 96 8 96 9 96 5 961 96 2 96 3 96 4 96 6 967 966 ST-402 CB 24"X36" 4' SUMP RE:974.51 IE:970.51 N ST-201 CB 24"X36" 4' SUMP RE:973.49 IE:969.93 S ST-102 CBMH 48" DIA. RE:973.11 IE:969.51 NE IE:969.51 WST-101 CBMH 48" DIA. RE:973.10 IE:969.30 E IE:969.30 W ST-103 CB 24"X36" 4' SUMP RE:974.51 IE:970.00 SW ST-100 FES 24" IE:969.00 E ST-200 FES 15" IE:969.00 N ST-300 FES 24" IE:963.00 S 50 LF - 24" HDPE @ 0.61% 34 LF - 18" HDPE @ 0.61% 80 LF - 15" HDPE @ 0.61% 37 LF - 15" HDPE @ 2.50% 71 LF - 24" RCP @ 2.01% 178 LF - 15" HDPE @ 2.78% 5 LF - 6" PVC @ 2.78% 26 LF - 6" PVC @ 4.53% 28 LF - 6" PVC @ 2.00% 5 LF - 6" PVC @ 4.00% ROOF DRAIN IE:966.10 E ROOF DRAIN IE:972.11 E ROOF DRAIN IE:968.99 W ST-301 OCS CBMH 60" DIA. WITH 4' SUMP RE:970.00 IE:964.44 N 97 6 978 976 9 7 6 9 7 8 978 978 974 974 976 970 964 966 968 972 974 97 0 96 6 96 8 97 2 97 4 97 0 96 4 96 6 96 8 97 2 97 4 97 6 97 8 964 972 976 970 972 9 7 8 978 ST-600 REPLACE EXISTING FES AND CONNECT TO STORM SEWER CONTRACTOR TO VERIFY EXISTING INVERT CBMH 48" DIA. RE:973.65 (TYP.) DRAINTILE STUBS (TYP.) DRAINTILE STUBS (TYP.) DRAINTILE STUBS (TYP.) DRAINTILE STUBS (TYP.) 6" DRAINTILE IE: 966.00 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - S T O R M S E W E R E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 3 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R ST O R M S E W E R EN L A R G E M E N T S C506 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B Know what'sbelow. before you dig.Call R NORTH C505 C507 C507 PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM SEWER PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM SEWER PROPERTY LINE LEGEND PROPOSED SANITARY SEWER PROPOSED WATERMAIN CO PROPOSED STORM MANHOLE/CATCH BASIN PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION D (CURB INLET CASTING) STORM SEWER NOTES 1. INSTALL STORM SEWER IN ACCORDANCE WITH APPLICABLE CITY OR STATE SPECIFICATIONS, STATE PLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. STORM SEWER PIPE SHALL BE: RCP: ASTM C-76 HDPE: ASTM F-714, F-894 PVC: ASTM D-2729 PVC SCH40: ASTM D-1785, D-2665, F-794 DRAIN TILE SHALL BE: PE: ASTM F-6667 PVC: ASTM D-2729 FITTINGS SHALL BE: RCP: ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE: ASTM D-3212 PVC: ASTM D-2729, JOINTS PER ASTM D-3212 PVC SCH40: ASTM D-2665, F-794, F-1866 4. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 5. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 6. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TO THE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS. 7. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 8. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OF THE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS. 9. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVED AREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATION A MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE. 10. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS. 11. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED AND WATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITH NON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES. 12. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. CO. RD . N O . 1 0 CO M M E R C E S T . 971 97 2 97 5 980 97 3 9 7 4 97 6 977 978 979 973 972 973 974 975 974 98 0 978 972 970 972 ST-600 REPLACE EXISTING FES AND CONNECT TO STORM SEWER CONTRACTOR TO VERIFY EXISTING INVERT CBMH 48" DIA. RE:973.65 Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - S T O R M S E W E R E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 3 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N D PR E P A R E D F O R ST O R M S E W E R EN L A R G E M E N T C507 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N GA R GA R MC B PROPOSED STORM MANHOLE (SOLID CASTING) PROPOSED STORM SEWER PROPOSED STORM MANHOLE (ROUND INLET CASTING) PROPOSED STORM SEWER PROPERTY LINE LEGEND PROPOSED SANITARY SEWER PROPOSED WATERMAIN CO PROPOSED STORM MANHOLE/ CATCH BASIN (CURB INLET CASTING) PROPOSED STORM SEWER CLENOUT PROPOSED RIPRAP PROPOSED FLARED END SECTION Know what'sbelow. before you dig.Call R NORTH C506 C506 STORM SEWER NOTES 1. INSTALL STORM SEWER IN ACCORDANCE WITH APPLICABLE CITY OR STATE SPECIFICATIONS, STATE PLUMBING CODE, AND BUILDING PERMIT REQUIREMENTS. 2. CONTACT STATE 811 CALL-BEFORE-YOU-DIG LOCATING SERVICE AT LEAST TWO WORKING DAYS PRIOR TO EXCAVATION FOR UNDERGROUND UTILITY LOCATIONS. 3. STORM SEWER PIPE SHALL BE: RCP: ASTM C-76 HDPE: ASTM F-714, F-894 PVC: ASTM D-2729 PVC SCH40: ASTM D-1785, D-2665, F-794 DRAIN TILE SHALL BE: PE: ASTM F-6667 PVC: ASTM D-2729 FITTINGS SHALL BE: RCP: ASTM C-76, JOINTS PER ASTM C-361, C-990, AND C-443 HDPE: ASTM D-3212 PVC: ASTM D-2729, JOINTS PER ASTM D-3212 PVC SCH40: ASTM D-2665, F-794, F-1866 4. CONTRACTOR IS RESPONSIBLE FOR ALL HORIZONTAL AND VERTICAL CONTROL. 5. FIELD VERIFY THE LOCATIONS AND ELEVATIONS OF EXISTING UTILITIES AND TOPOGRAPHIC FEATURES PRIOR TO THE START OF LAND DISTURBING ACTIVITIES. NOTIFY THE PROJECT ENGINEER OF ANY DISCREPANCIES OR VARIATIONS IMPACTING THE PROPOSED DESIGN OF THE PROJECT. 6. EXCAVATE DRAINAGE TRENCHES TO FOLLOW PROPOSED STORM SEWER ALIGNMENTS. REFER TO THE UTILITY PLANS FOR LAYOUT AND ELEVATIONS FOR PROPOSED SANITARY SEWER, WATER MAIN, AND OTHER BUILDING UTILITY SERVICE CONNECTIONS. REFER TO THE GRADING PLAN FOR DETAILED SURFACE ELEVATIONS. 7. EXCESS MATERIAL, BITUMINOUS SURFACING, CONCRETE ITEMS, ABANDONED UTILITY ITEMS, AND OTHER UNSTABLE MATERIALS SHALL BECOME THE PROPERTY OF THE CONTRACTOR AND SHALL BE DISPOSED OF OFF THE CONSTRUCTION SITE. 8. COORDINATE WITH THE PLUMBING PLANS FOR THE LOCATION, SIZE AND ELEVATION OF THE PROPOSED UNDERGROUND ROOF DRAIN CONNECTIONS. 9. WHERE STORM SEWER ROOF DRAINS HAVE LESS THAN 4-FEET OF COVER IN PAVED AREAS OR 3-FEET OF COVER IN LANDSCAPE AREAS, PROVIDE 3-INCH THICK INSULATION A MINIMUM OF 5-FEET IN WIDTH, CENTERED ON THE PIPE. 10. ALL STORM SEWER PIPE JOINTS SHALL BE WATER-TIGHT CONNECTIONS. 11. ALL STORM SEWER PIPE CONNECTIONS TO MANHOLES SHALL BE GASKETED AND WATER TIGHT. BOOTED COUPLERS AT THE STRUCTURE OR A WATER STOP WITH NON-SHRINK GROUT MAY BE USED IN ACCORDANCE WITH LOCAL CODES. 12. CONTRACTOR SHALL AIR TEST ALL STORM SEWER PIPE IN ACCORDANCE WITH LOCAL CODE REQUIREMENTS. Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - G R A D I N G D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 4 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R GR A D I N G D E T A I L S C508 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 5 - G R A D I N G D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 4 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R GR A D I N G D E T A I L S C509 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B B/POND EL: 956.50 10 1 NWL: 960.503 1 3 1 T/BERM: 964.50 OCS-1, RIM: 963.87 100-YR HWL: 961.60 POND LINER SHALL BE MIN 2' THICK CLAY LINER MEETING MPCA SPECS AND 10-7 PERMEABILITY N.T.S. BMP #1 DETAIL1 6" PERFORATED DRAINTILE IE: 958.50 WEIR: 960.50 24" RCP IE: 957.46 IRON ENHANCED SAND TOP OF SAND: 960.50 BOTTOM OF SAND: 958.50 10'10'10' B/POND EL: 964.00 10 1 NWL: 969.003 1 3 1 T/BERM: 972.00 OCS-2, RIM: 970 100-YR HWL: 970.21 POND LINER SHALL BE MIN 2' THICK CLAY LINER MEETING MPCA SPECS AND 10-7 PERMEABILITY N.T.S. BMP #2 DETAIL2 6" PERFORATED DRAINTILE IE: 967.00 WEIR: 969.00 24" RCP IE: 964.44 IRON ENHANCED SAND TOP OF SAND: 969.00 BOTTOM OF SAND: 967.00 10'10'10' 6" PERFORATED DRAINTILE IE: 958.50 OCS-1, RIM: 963.37 OCS-2, RIM: 969.50 6" PERFORATED DRAINTILE IE: 967.00 CO. RD. NO. 10 CO M M E R C E S T CONNECTION TO EXISTING 12" C900 WATERMAIN STUB 1765 LF 12" FUSIBLE PVC C900 COMBINED SERVICE 8" FIRE SERVICE CONNECTION 2" DOMESTIC SERVICE CONNECTION 31 LF 6" PVC C900 20" PUBLIC WATER EASEMENT 100 LF 6" PVC C900 HYDRANT HYDRANT 6" GATE VALVE STUB IE:969.00 S SS-101 RE:978.23 IE:968.12 N IE:968.02 W SS-104 RE:965.33 IE:949.81 NE IE:949.71 SE SS-103 RE:964.81 IE:952.41 SE IE:952.31 SW SS-102 RE:962.72 IE:957.70 E IE:957.60 NWCONNECT TO EXISTING LIFT STATION FIELD VERIFY INVERT IE:949.47 NW 29 LF - 6" PVC @ 3.00% 344 LF - 6" PVC @ 3.00% 26 0 L F - 6 " P V C @ 2 . 0 0 % 125 LF - 8" PVC @ 2.00% 12 LF - 8" PVC @ 2.00% (2) 12" 45° BEND (2) 12" 22.5° BEND 12" GATE VALVE 12" GATE VALVE 6" GATE VALVE 12"X6" REDUCER 12" GATE VALVE 12" GATE VALVE 12"X12"X6" TEE 2" CORP WITH A 2" TAPPING SADDLE 12"X12"X8" TEE 46 LF 8" PVC C900 46 LF 2" COPPER 12"X12" TEE 12" FUSIBLE PVC C900 COMBINED SERVICE EXISTING LIFT STATION EXISTING PUBLIC FORCEMAIN 12" 45° BEND APPROXIMATE LOCATION OF OVERHEAD POWER REROUTE. COORDINATE FINAL ROUTING AND INSTALLATION WITH SERVICE PROVIDER 20 . 0 ' 20.0 ' 20.0' 20 . 0 ' HYDRANT 6" GATE VALVE Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 6 - U T I L I T Y P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 4 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R SI T E U T I L I T Y P L A N C600 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . MI C H A E L C . B R A N D T 12 / 1 6 / 2 0 2 4 42 6 6 1 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B UTILITY PLAN NOTES 1. ALL FILL MATERIAL IS TO BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. 2. SANITARY SEWER PIPE SHALL BE AS FOLLOWS: 8" PVC SDR35 PER ASTM D-3034, FOR PIPES LESS THAN 12' DEEP 8" PVC SDR26 PER ASTM D-3034, FOR PIPES MORE THAN 12' DEEP 6" PVC SCHEDULE 40 PER ASTM D-3034 DUCTILE IRON PIPE PER AWWA C150 3. WATER LINES SHALL BE AS FOLLOWS: 6" AND LARGER, PVC C-900 PER ASTM D 2241 CLASS 200 UNDER COUNTY ROADS, OTHERWISE CLASS 150 4" AND LARGER DUCTILE IRON PIPE PER AWWA C150 SMALLER THAN 3" PIPING SHALL BE COPPER TUBE TYPE "K" PER ANSI 816.22 OR PVC, 200 P.S.I., PER ASTM D1784 AND D2241. 4. MINIMUM TRENCH WIDTH SHALL BE 2 FEET. 5. ALL WATER JOINTS ARE TO BE MECHANICAL JOINTS WITH RESTRAINTS SUCH AS THRUST BLOCKING, WITH STAINLESS STEEL OR COBALT BLUE BOLTS, OR AS INDICATED IN THE CITY SPECIFICATIONS AND PROJECT DOCUMENTS. 6. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE OR STRUCTURE). 7. CONTRACTOR SHALL MAINTAIN A MINIMUM OF 7'-5" COVER ON ALL WATERLINES. 8.IN THE EVENT OF A VERTICAL CONFLICT BETWEEN WATER LINES, SANITARY LINES, STORM LINES AND GAS LINES, OR ANY OBSTRUCTION (EXISTING AND PROPOSED), THE SANITARY LINE SHALL BE SCH. 40 OR C900 WITH MECHANICAL JOINTS AT LEAST 10 FEET ON EITHER SIDE OF THE CENTER LINE OF THE CROSSING. THE WATER LINE SHALL HAVE MECHANICAL JOINTS WITH APPROPRIATE FASTENERS AS REQUIRED TO PROVIDE A MINIMUM OF 18" VERTICAL SEPARATION. MEETING REQUIREMENTS OF ANSI A21.10 OR ANSI 21.11 (AWWA C-151) (CLASS 50). 9. LINES UNDERGROUND SHALL BE INSTALLED, INSPECTED AND APPROVED BEFORE BACKFILLING. 10. TOPS OF MANHOLES SHALL BE RAISED AS NECESSARY TO BE FLUSH WITH PROPOSED PAVEMENT ELEVATIONS, AND TO BE ONE FOOT ABOVE FINISHED GROUND ELEVATIONS, IN GREEN AREAS, WITH WATERTIGHT LIDS. 11. ALL CONCRETE FOR ENCASEMENTS SHALL HAVE A MINIMUM 28 DAY COMPRESSION STRENGTH AT 3000 P.S.I. 12. EXISTING UTILITIES SHALL BE VERIFIED IN FIELD PRIOR TO INSTALLATION OF ANY NEW LINES. 13. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 14. CONTRACTOR IS RESPONSIBLE FOR COMPLYING TO THE SPECIFICATIONS OF THE CITY OF CORCORAN AND/OR STATE OF MN WITH REGARDS TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER LINES. 15. THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANIES AT LEAST 72 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. 16. CONTRACTOR IS RESPONSIBLE FOR ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES. 17. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND SPECIFICATIONS. 18. CONTRACTOR SHALL REFERENCE ARCH / MEP PLANS FOR SITE LIGHTING AND ELECTRICAL PLAN. 19. BACKFLOW DEVICES (DDCV AND PRZ ASSEMBLIES) AND METERS ARE LOCATED IN THE INTERIOR OF THE BUILDING. REF. ARCH / MEP PLANS. 20. ALL ONSITE WATERMAINS AND SANITARY SEWERS SHALL BE PRIVATELY OWNED AND MAINTAINED. 21. ALL WATERMAIN STUBOUTS SHALL BE MECHANICALLY RESTRAINED WITH REACTION BLOCKING. SANITARY SEWER MANHOLE STORM SEWER SANITARY SEWER WATERMAIN GATE VALVE HYDRANT TEE REDUCER OVERHEAD ELECTRIC TELEPHONE GAS MAIN STORM SEWER LEGEND CO SANITARY CLEANOUTCO EXISTING PROPOSED Know what'sbelow. before you dig.Call NORTH Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 6 - U T I L I T Y D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 4 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R UT I L I T Y D E T A I L S C601 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 6 - U T I L I T Y D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 4 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R UT I L I T Y D E T A I L S C602 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 6 - U T I L I T Y D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 4 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R UT I L I T Y D E T A I L S C603 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N KB P KB P MC B LANDSCAPE LEGEND EXISTING DECIDUOUS TREE (TYP.) EXISTING CONIFEROUS TREE (TYP.) EDGER (TYP.) APPROXIMATE LIMITS OF SEEDING / SED EDGE, SEED ALL DISTURBED AREAS (TYP.) SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B WETLAND 1B FUTURE EXPANSION PROPOSED CHURCH FFE: 979.00 PROPOSED BMP #1 NWL: 960.50 100-YR HWL: 961.60 DRAINTILE IE: 958.50 WATER QUALITY STORAGE: 13,918 CF TOTAL STORAGE: 58,243 CF PROPOSED BMP #2 100-YR HWL: 970.21 NWL: 969.00 DRAINTILE IE: 967.00 WATER QUALITY STORAGE: 18,290 CF TOTAL STORAGE: 58,622 CF WETLAND 2A WETLAND 3 NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G S D D EXISTING CEMETERY PROPOSED CHURCH EXISTING STRUCTURES TO REMAINMONUMENT SIGN EXISTING PARISH CENTER RT RT RT RT RT RT RT WD WD WD WD RT RT SSR SSR SSR SSR SSR FUTURE EXPANSION MATCHLINE - SEE SHEET L401 MATCHLINE - SEE SHEET L402 MATCHLINE - SEE SHEET L403 MATCHLINE - SEE SHEET L402 SYMBOL CODE COMMON NAME CONIFEROUS TREE BHS BLACK HILLS SPRUCE WHC WHITE CEDAR ORNAMENTAL TREE ALS AUTUMN BRILLANCE SERVICEBERRY CLUMP PRC PRAIRIE ROSE CRABAPPLE RVB RIVER BIRCH MULTI-TRUNK OVERSTORY TREE ABM AUTUMN BLAZE MAPLE BOL BOULEVARD LINDEN IHL IMPERIAL HONEYLOCUST SWO SWAMP WHITE OAK PLANT KEY SEEDING KEYNOTES SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) WD RT SSR Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L 1 - L A N D S C A P E P L A N . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 5 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R LA N D S C A P E P L A N L100 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L LA N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F TH E S T A T E O F M I N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D 12 / 1 6 / 2 0 2 4 53 8 2 8 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N CF K CF K RA H GENERAL REQUIREMENTS OVERSTORY TREES REQUIRED: 48 TREES = 15 TREES = 1 TREE / 1,000 S.F. OF BUILDING AREA 14,275 S.F. / 1,000 OR 48 TREES = 1 TREE / 50 L.F. OF SITE PERIMETER 2,399 L.F. / 50 (WHICHEVER IS GREATER) OVERSTORY TREES PROVIDED: 48 TREES = 48 OVERSTORY TREES + (12 UNDERSTORY TREES / 3) SHRUBS REQUIRED:48 SHRUBS = 48 SHRUBS = 1 TREE / 300 S.F. OF BUILDING AREA 14,275 S.F. / 300 OR 48 SHRUBS = 1 SHRUB / 30 L.F. OF SITE PERIMETER 2,399 L.F. / 50 (WHICHEVER IS GREATER) SHRUBS PROVIDED:198 SHRUBS = 99 SCREENING SHRUBS + 99 SHRUBS ELSEWHERE ON SITE PARKING LOT SCREENING REQUIREMENTS SCREENING REQUIRED:PARKING LOT TO BE SCREENED FROM ALL PUBLIC STREETS AND RESIDENTIAL PROPERTIES. SCREENING TO BE A HEIGHT OF 3' TO SCREEN ALL HEADLIGHTS. SCREENING PROVIDED:SEE PLAN LANDSCAPE SUMMARY NORTH NOTE: SEE SHEET L104 FOR FULL PLANT SCHEDULE Know what'sbelow. before you dig.Call R WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 2B FUTURE EXPANSION PROPOSED CHURCH FFE: 979.00 NO P A R K I N G NO P A R K I N G D D B A B B B A A B RT RT WD WD RT SSR SSR SSR MATCHLINE - SEE SHEET L401 MATCHLINE - SEE SHEET L402 PLANT KEY LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE (TYP.) EXISTING CONIFEROUS TREE (TYP.) EDGER (TYP.) APPROXIMATE LIMITS OF SEEDING / SED EDGE, SEED ALL DISTURBED AREAS (TYP.) SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) SEEDING KEYNOTES SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) WD RT SSR A LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) A B C CONIFEROUS SHRUBS ARB TECHNITO ARBORVITAE GOJ SCANDIA JUNIPER HMA HOLMSTRUP ARBORVITAE SGJ SEA GREEN JUNIPER TGA TECHNY ARBORVITAE DECIDUOUS SHRUBS ANH ANNABELLE HYDRANGEA GLS GRO-LOW FRAGRANT SUMAC LDN LITTLE DEVIL NINEBARK ORNAMENTAL GRASSES HMS HEAVY METAL SWITCHGRASS NSG NORTHWIND SWITCH GRASS PDS PRAIRIE DROPSEED PERENNIALS AFS AUTUMN FIRE SEDUM BES BLACK-EYED SUSAN WLC WALKER'S LOW CATMINT PR E P A R E D F O R LA N D S C A P E EN L A R G E M E N T S L101 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D 12 / 1 6 / 2 0 2 4 53 8 2 8 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N CF K CF K RA H Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L 1 - L A N D S C A P E E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 5 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N NORTH Know what'sbelow. before you dig.Call R NOTE: SEE SHEET L104 FOR FULL PLANT SCHEDULE WETLAND 3 PROPOSED CHURCH FFE: 979.00 WETLAND 3 NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G NO P A R K I N G CO. RD. NO. 10 B B B BA A B B B A B B A B A B A A B A B B RT RT RT RT RT WD WD RT RT RT RT SSR SSR SSR SSR RT B A RT MATCHLINE - SEE SHEET L401 MATCHLINE - SEE SHEET L402 MATCHLINE - SEE SHEET L403 MATCHLINE - SEE SHEET L402 SEEDING KEYNOTES SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) WD RT SSR A LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) A B C PLANT KEY LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE (TYP.) EXISTING CONIFEROUS TREE (TYP.) EDGER (TYP.) APPROXIMATE LIMITS OF SEEDING / SED EDGE, SEED ALL DISTURBED AREAS (TYP.) SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) CONIFEROUS SHRUBS ARB TECHNITO ARBORVITAE GOJ SCANDIA JUNIPER HMA HOLMSTRUP ARBORVITAE SGJ SEA GREEN JUNIPER TGA TECHNY ARBORVITAE DECIDUOUS SHRUBS ANH ANNABELLE HYDRANGEA GLS GRO-LOW FRAGRANT SUMAC LDN LITTLE DEVIL NINEBARK ORNAMENTAL GRASSES HMS HEAVY METAL SWITCHGRASS NSG NORTHWIND SWITCH GRASS PDS PRAIRIE DROPSEED PERENNIALS AFS AUTUMN FIRE SEDUM BES BLACK-EYED SUSAN WLC WALKER'S LOW CATMINT PR E P A R E D F O R LA N D S C A P E EN L A R G E M E N T S L102 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D 12 / 1 6 / 2 0 2 4 53 8 2 8 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N CK CK RA H Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L 1 - L A N D S C A P E E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 5 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N NORTH Know what'sbelow. before you dig.Call R NOTE: SEE SHEET L104 FOR FULL PLANT SCHEDULE CO. RD . N O . 1 0 CO M M E R C E S T . CO. RD. NO. 10 CO. RD . N O . 1 0 RT RT SSR RT B A MATCHLINE - SEE SHEET L403 MATCHLINE - SEE SHEET L402 SYMBOL CODE COMMON NAME CONIFEROUS TREE BHS BLACK HILLS SPRUCE WHC WHITE CEDAR ORNAMENTAL TREE ALS AUTUMN BRILLANCE SERVICEBERRY CLUMP PRC PRAIRIE ROSE CRABAPPLE RVB RIVER BIRCH MULTI-TRUNK OVERSTORY TREE ABM AUTUMN BLAZE MAPLE BOL BOULEVARD LINDEN IHL IMPERIAL HONEYLOCUST SWO SWAMP WHITE OAK PLANT KEYLANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE (TYP.) EXISTING CONIFEROUS TREE (TYP.) EDGER (TYP.) APPROXIMATE LIMITS OF SEEDING / SED EDGE, SEED ALL DISTURBED AREAS (TYP.) SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) CONIFEROUS SHRUBS ARB TECHNITO ARBORVITAE GOJ SCANDIA JUNIPER HMA HOLMSTRUP ARBORVITAE SGJ SEA GREEN JUNIPER TGA TECHNY ARBORVITAE DECIDUOUS SHRUBS ANH ANNABELLE HYDRANGEA GLS GRO-LOW FRAGRANT SUMAC LDN LITTLE DEVIL NINEBARK ORNAMENTAL GRASSES HMS HEAVY METAL SWITCHGRASS NSG NORTHWIND SWITCH GRASS PDS PRAIRIE DROPSEED PERENNIALS AFS AUTUMN FIRE SEDUM BES BLACK-EYED SUSAN WLC WALKER'S LOW CATMINT SEEDING KEYNOTES SEED WITH MNDOT WD MIX: WET DITCH SEED MIX (TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX (TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX (TYP.) WD RT SSR A LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) A B C PR E P A R E D F O R LA N D S C A P E EN L A R G E M E N T S L103 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N CK CK RA H Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L 1 - L A N D S C A P E E N L A R G E M E N T S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 5 a m © BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N NORTH Know what'sbelow. before you dig.Call R NOTE: SEE SHEET L104 FOR FULL PLANT SCHEDULE DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L EN G I N E E R U N D E R T H E L A W S O F T H E S T A T E O F MI N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D 12 / 1 6 / 2 0 2 4 53 8 2 8 SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER CAL. CONIFEROUS TREE BHS 5 BLACK HILLS SPRUCE PICEA GLAUCA `DENSATA`B & B 6` HT. WHC 5 WHITE CEDAR THUJA OCCIDENTALIS `WHITE CEDAR`B & B 6` HT. ORNAMENTAL TREE ALS 4 AUTUMN BRILLANCE SERVICEBERRY CLUMP AMELANCHIER X GRANDIFLORA `AUTUMN BRILLANCE` B & B 6` HT. PRC 2 PRAIRIE ROSE CRABAPPLE MALUS IOENSIS `PRAIRIE ROSE`B & B 1.5" CAL. RVB 6 RIVER BIRCH MULTI-TRUNK BETULA NIGRA B & B 1.5" CAL OVERSTORY TREE ABM 18 AUTUMN BLAZE MAPLE ACER X FREEMANII `AUTUMN BLAZE`B & B 2.5" CAL. BOL 6 BOULEVARD LINDEN TILIA AMERICANA `BOULEVARD`B & B 2.5" CAL. IHL 8 IMPERIAL HONEYLOCUST GLEDITSIA TRIACANTHOS VAR. INERMIS `IMPERIAL` B & B 2.5" CAL. SWO 13 SWAMP WHITE OAK QUERCUS BICOLOR B & B 2.5" CAL. SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER SPACING CONIFEROUS SHRUBS ARB 3 TECHNITO ARBORVITAE THUJA OCCIDENTALIS `BAILIJOHN`#5 CONT. 5` O.C. GOJ 27 SCANDIA JUNIPER JUNIPERUS SABINA 'SCANDIA'#5 CONT. 4` O.C. HMA 12 HOLMSTRUP ARBORVITAE THUJA OCCIDENTALIS `HOLMSTRUP`#5 CONT.3` O.C. SGJ 41 SEA GREEN JUNIPER JUNIPERUS CHINENSIS `SEA GREEN`#5 CONT. 5` O.C. TGA 15 TECHNY ARBORVITAE THUJA OCCIDENTALIS 'TECHNY'#5 CONT. 6` O.C. DECIDUOUS SHRUBS ANH 44 ANNABELLE HYDRANGEA HYDRANGEA ARBORESCENS `ANNABELLE`#5 CONT. 4` O.C. GLS 30 GRO-LOW FRAGRANT SUMAC RHUS AROMATICA `GRO-LOW`#5 CONT. 4` O.C. LDN 25 LITTLE DEVIL NINEBARK PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM #5 CONT. 4` O.C. ORNAMENTAL GRASSES HMS 96 HEAVY METAL SWITCHGRASS PANICUM VIRGATUM 'HEAVY METAL'#1 CONT. 3` O.C. NSG 29 NORTHWIND SWITCH GRASS PANICUM VIRGATUM 'NORTHWIND'#1 CONT. 24" O.C. PDS 29 PRAIRIE DROPSEED SPOROBOLUS HETEROLEPIS #1 CONT. 18" O.C. PERENNIALS AFS 33 AUTUMN FIRE SEDUM SEDUM X 'AUTUMN FIRE'#1 CONT. 24" O.C. BES 9 BLACK-EYED SUSAN RUDBECKIA FULGIDA `GOLDSTURM`#1 CONT. 18" O.C. WLC 34 WALKER'S LOW CATMINT NEPETA X 'WALKER'S LOW'#1 CONT. 18" O.C. PLANT SCHEDULE Th i s d o c u m e n t , t o g e t h e r w i t h t h e c o n c e p t s a n d d e s i g n s p r e s e n t e d h e r e i n , a s a n i n s t r u m e n t o f s e r v i c e , i s i n t e n d e d o n l y f o r t h e s p e c i f i c p u r p o s e a n d c l i e n t f o r w h i c h i t w a s p r e p a r e d . R e u s e o f a n d i m p r o p e r r e l i a n c e o n t h i s d o c u m e n t w i t h o u t w r i t t e n a u t h o r i z a t i o n a n d a d a p t a t i o n b y K i m l e y - H o r n a n d A s s o c i a t e s , I n c . s h a l l b e w i t h o u t l i a b i l i t y t o K i m l e y - H o r n a n d A s s o c i a t e s , I n c . SHEET NUMBER 2 0 1 8 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 76 7 E U S T I S S T R E E T , S U I T E 1 0 0 , S T . P A U L , M N 5 5 1 1 4 PH O N E : 6 5 1 - 6 4 5 - 4 1 9 7 WW W . K I M L E Y - H O R N . C O M K: \ T W C _ L D E V \ M I L L E R _ D U N \ S t . T h o m a s T h e A p o s t l e C h u r c h - M a s t e r P l a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L 1 - L A N D S C A P E D E T A I L S . d w g D e c e m b e r 1 6 , 2 0 2 4 - 1 1 : 4 5 a m BY RE V I S I O N S No . DA T E PR E L I M I N A R Y - N O T F O R C O N S T R U C T I O N PR E L I M I N A R Y - N O T FO R C O N S T R U C T I O N PR E P A R E D F O R LA N D S C A P E DE T A I L S L104 ST T H O M A S T H E AP O S T L E MI L L E R DU N W I D D I E CO R C O R A N MN DA T E : I H E R E B Y C E R T I F Y T H A T T H I S P L A N , SP E C I F I C A T I O N O R R E P O R T W A S P R E P A R E D B Y ME O R U N D E R M Y D I R E C T S U P E R V I S I O N A N D TH A T I A M A D U L Y L I C E N S E D P R O F E S S I O N A L LA N D S C A P E A R C H I T E C T U N D E R T H E L A W S O F TH E S T A T E O F M I N N E S O T A . MN LI C . N O . RY A N A . H Y L L E S T E D 12 / 1 6 / 2 0 2 4 53 8 2 8 DA T E CH E C K E D B Y SC A L E DE S I G N E D B Y DR A W N B Y KH A P R O J E C T 16 0 5 1 2 0 3 2 12 / 1 6 / 2 0 2 4 AS S H O W N CK CK RA H DOUBLE SHREDDED HARDWOOD MULCH NOTES: 2X ROOT BALL WIDTH SOD 4" TOPSOIL PREPARED PLANTING BED AND BACKFILL SOIL (THOROUGHLY LOOSENED)NOTES: 1. SCARIFY SIDES AND BOTTOM OF HOLE. 2. PROCEED WITH CORRECTIVE PRUNING OF TOP AND ROOT. 3. REMOVE CONTAINER AND SCORE OUTSIDE OF SOIL MASS TO REDIRECT AND PREVENT CIRCLING FIBROUS ROOTS. REMOVE OR CORRECT STEM GIRDLING ROOTS. 4. PLUMB AND BACKFILL WITH PLANTING SOIL. 5. WATER THOROUGHLY WITHIN 2 HOURS TO SETTLE PLANTS AND FILL VOIDS. 6. BACK FILL VOIDS AND WATER SECOND TIME. 7. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. 8. MIX IN 3-4" OF ORGANIC COMPOST. 1. SCARIFY SIDES AND BOTTOM OF HOLE. 2. PROCEED WITH CORRECTIVE PRUNING. 3. SET PLANT ON UNDISTURBED NATIVE SOIL OR THOROUGHLY COMPACTED PLANTING SOIL. INSTALL PLANT SO THE ROOT FLARE IS AT OR UP TO 2" ABOVE THE FINISHED GRADE WITH BURLAP AND WIRE BASKET, (IF USED), INTACT. 4. SLIT REMAINING TREATED BURLAP AT 6" INTERVALS. 5. BACKFILL TO WITHIN APPROXIMATELY 12" OF THE TOP OF THE ROOTBALL, THEN WATER PLANT. REMOVE THE TOP 1/3 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM THE TOP 1/3 OF THE BALL. REMOVE ALL TWINE. REMOVE OR CORRECT STEM GIRDLING ROOTS. 6. PLUMB AND BACKFILL WITH PLANTING SOIL. 7. WATER THOROUGHLY WITHIN 2 HOURS TO SETTLE PLANTS AND FILL VOIDS. 8. BACK FILL VOIDS AND WATER SECOND TIME. 9. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. 10. FINAL LOCATION OF TREE TO BE APPROVED BY OWNER. PLANTING SOIL ON CENTER SPACING AS STATED ON PLAN. EXTEND HOLE EXCAVATION WIDTH A MINIMUM OF 6" BEYOND THE PLANTS ROOT SYSTEM. FINISHED GRADE EDGER, AS SPECIFIED TREE PLANTING DETAIL SCALE: N.T.S.L1041 SHRUB / PERENNIAL PLANTING DETAIL SCALE: N.T.S.L1042 MULCH 3/16" X 4" STEEL EDGER 12" STEEL EDGER SPIKE TURF/SOD SUBGRADE 12" STEEL EDGER SPIKE 3/16" X 4" STEEL EDGER 4' MULCH TURF/SOD TOP OF EDGER TO BE FLUSH WITH SOD PLANSECTION STEEL EDGER DETAIL SCALE: N.T.S.L1043 SPADED EDGE DETAIL SCALE: 1-1/2"=1'L1044 MULCH AT PLANTING AREA SPADED EDGE "V" SHAPED, 4" WIDTH, 4" DEPTH, MORE VERTICAL ON LAWN SIDE LAWN GRASS FINISHED GRADE PLANTING 1. CONTACT COMMON GROUND ALLIANCE AT 811 OR CALL811.COM TO VERIFY LOCATIONS OF ALL UNDERGROUND UTILITIES PRIOR TO INSTALLATION OF ANY PLANTS OR LANDSCAPE MATERIAL. 2. ACTUAL LOCATION OF PLANT MATERIAL IS SUBJECT TO FIELD AND SITE CONDITIONS. 3. NO PLANTING WILL BE INSTALLED UNTIL ALL GRADING AND CONSTRUCTION HAS BEEN COMPLETED IN THE IMMEDIATE AREA. 4. ALL SUBSTITUTIONS MUST BE APPROVED BY THE LANDSCAPE ARCHITECT PRIOR TO SUBMISSION OF ANY BID AND/OR QUOTE BY THE LANDSCAPE CONTRACTOR. 5. PROVIDE TWO YEAR GUARANTEE OF ALL PLANT MATERIALS. THE GUARANTEE BEGINS ON THE DATE OF THE LANDSCAPE ARCHITECT'S OR OWNER'S WRITTEN ACCEPTANCE OF THE INITIAL PLANTING. REPLACEMENT PLANT MATERIAL SHALL HAVE A ONE YEAR GUARANTEE COMMENCING UPON PLANTING. 6. ALL PLANTS TO BE SPECIMEN GRADE, MINNESOTA-GROWN AND/OR HARDY. SPECIMEN GRADE SHALL ADHERE TO, BUT IS NOT LIMITED BY, THE FOLLOWING STANDARDS: ALL PLANTS SHALL BE FREE FROM DISEASE, PESTS, WOUNDS, SCARS, ETC. ALL PLANTS SHALL BE FREE FROM NOTICEABLE GAPS, HOLES, OR DEFORMITIES. ALL PLANTS SHALL BE FREE FROM BROKEN OR DEAD BRANCHES. ALL PLANTS SHALL HAVE HEAVY, HEALTHY BRANCHING AND LEAFING. CONIFEROUS TREES SHALL HAVE AN ESTABLISHED MAIN LEADER AND A HEIGHT TO WIDTH RATIO OF NO LESS THAN 5:3. 7. PLANTS TO MEET AMERICAN STANDARD FOR NURSERY STOCK (ANSI Z60.1-2014 OR MOST CURRENT VERSION) REQUIREMENTS FOR SIZE AND TYPE SPECIFIED. 8. PLANTS TO BE INSTALLED AS PER MNLA & ANSI STANDARD PLANTING PRACTICES. 9. INSTALL PLANTS BY PLANT INSTALLATION PERIOD INFORMATION IN THE LATEST STANDARD PLANTING DETAILS FROM MNDOT. PLANTINGS BEFORE OR AFTER THESE DATES ARE DONE AT RISK. 10. PLANTS SHALL BE IMMEDIATELY PLANTED UPON ARRIVAL AT SITE. PROPERLY HEEL-IN MATERIALS IF NECESSARY; TEMPORARY ONLY. 11. PRIOR TO PLANTING, FIELD VERIFY THAT THE ROOT COLLAR/ROOT FLARE IS LOCATED AT THE TOP OF THE BALLED & BURLAP TREE. IF THIS IS NOT THE CASE, SOIL SHALL BE REMOVED DOWN TO THE ROOT COLLAR/ROOT FLARE. WHEN THE BALLED & BURLAP TREE IS PLANTED, THE ROOT COLLAR/ROOT FLARE SHALL BE EVEN OR SLIGHTLY ABOVE FINISHED GRADE. 12. OPEN TOP OF BURLAP ON BB MATERIALS; REMOVE POT ON POTTED PLANTS; SPLIT AND BREAK APART PEAT POTS. 13. PRUNE PLANTS AS NECESSARY - PER STANDARD NURSERY PRACTICE AND TO CORRECT POOR BRANCHING OF EXISTING AND PROPOSED TREES. 14. WRAP ALL SMOOTH-BARKED TREES - FASTEN TOP AND BOTTOM. REMOVE BY APRIL 1ST. 15. STAKING OF TREES AS REQUIRED; REPOSITION, PLUMB AND STAKE IF NOT PLUMB AFTER ONE YEAR. SOIL 16. THE NEED FOR SOIL AMENDMENTS SHALL BE DETERMINED UPON SITE SOIL CONDITIONS PRIOR TO PLANTING. LANDSCAPE CONTRACTOR SHALL NOTIFY LANDSCAPE ARCHITECT FOR THE NEED OF ANY SOIL AMENDMENTS. 17. BACKFILL SOIL AND TOPSOIL TO ADHERE TO MNDOT STANDARD SPECIFICATION 3877 (LOAM TOPSOIL BORROW) AND TO BE EXISTING TOP SOIL FROM SITE FREE OF ROOTS, ROCKS LARGER THAN ONE INCH, SUBSOIL DEBRIS, AND LARGE WEEDS UNLESS SPECIFIED OTHERWISE. MINIMUM 4" DEPTH TOPSOIL FOR ALL LAWN GRASS AREAS AND 12" DEPTH TOPSOIL FOR TREE, SHRUBS, AND PERENNIALS. MULCH 18. MULCH TO BE AT ALL TREE, SHRUB, PERENNIAL, AND MAINTENANCE AREAS. TREE AND SHRUB PLANTING BEDS SHALL HAVE 4" DEPTH OF DOUBLE SHREDDED HARDWOOD MULCH. DOUBLE SHREDDED HARDWOOD MULCH TO BE USED AROUND ALL PLANTS WITHIN TURF AREAS. PERENNIAL AND ORNAMENTAL GRASS BEDS SHALL HAVE 2" DEPTH DOUBLE SHREDDED HARDWOOD MULCH. MULCH TO BE FREE OF DELETERIOUS MATERIAL AND NATURAL IN COLOR (DYE-FREE), OR APPROVED EQUAL. MULCH TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). EDGER 19. EDGING TO BE COMMERCIAL GRADE COL-MET (OR EQUAL) STEEL EDGING; 3/16" THICK x 5" TALL, COLOR BLACK, OR SPADED EDGE, AS INDICATED. STEEL EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH TOP OF EDGER AT GRADE, FOR MOWERS TO CUT ABOVE WITHOUT DAMAGE. UTILIZE CURBS AND SIDEWALKS FOR EDGING WHERE POSSIBLE. WHERE EDGING TERMINATES AT A SIDEWALK, BEVEL OR RECESS ENDS TO PREVENT TRIP HAZARD. SPADED EDGE TO PROVIDE V-SHAPED DEPTH AND WIDTH TO CREATE SEPARATION BETWEEN MULCH AND GRASS. INDIVIDUAL TREE, SHRUB, OR RAIN-GARDEN BEDS TO BE SPADED EDGE, UNLESS NOTED OTHERWISE. EDGING TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). SEED 20. ALL DISTURBED AREAS TO BE SEEDED, UNLESS OTHERWISE NOTED. ALL TOPSOIL AREAS TO BE RAKED TO REMOVE DEBRIS AND ENSURE DRAINAGE. SLOPES OF 3:1 OR GREATER SHALL BE STAKED. SEED AS SPECIFIED, PER MNDOT SPECIFICATIONS AND SUPPLIER/MANUFACTURER RECOMMENDATIONS. IF NOT INDICATED ON LANDSCAPE PLAN, SEE EROSION CONTROL PLAN. ESTABLISHMENT 21. PROVIDE NECESSARY WATERING OF PLANT MATERIALS UNTIL THE PLANT IS FULLY ESTABLISHED OR IRRIGATION SYSTEM IS OPERATIONAL. OWNER WILL NOT PROVIDE WATER FOR CONTRACTOR. 22. REPAIR, REPLACE, OR PROVIDE SOD/SEED AS REQUIRED FOR ANY ROADWAY BOULEVARD AREAS ADJACENT TO THE SITE DISTURBED DURING CONSTRUCTION. WARRANTY 23. REPAIR ALL DAMAGE TO PROPERTY FROM PLANTING OPERATIONS AT NO COST TO OWNER. 24. MAINTAIN TREES, SHRUBS, SEED AND OTHER PLANTS UNTIL PROJECT COMPLETION, BUT IN NO CASE, LESS THAN FOLLOWING PERIOD; 1 YEAR AFTER PROJECT COMPLETION. MAINTAIN TREES, SHRUBS, SEED AND OTHER PLANTS BY PRUNING, CULTIVATING, AND WEEDING AS REQUIRED FOR HEALTHY GROWTH. RESTORE PLANTING SAUCERS. TIGHTEN AND REPAIR STAKE AND GUY SUPPORTS AND RESET TREES AND SHRUBS TO PROPER GRADES OR VERTICAL POSITION AS REQUIRED. RESTORE OR REPLACE DAMAGED WRAPPINGS. SPRAY AS REQUIRED TO KEEP TREES AND SHRUBS FREE OF INSECTS AND DISEASE. REPLENISH MULCH TO THE REQUIRED DEPTH. MAINTAIN LAWNS FOR 60 DAYS AFTER INSTALLING SOD INCLUDING MOWING WHEN SOD RECITES 4” IN HEIGHT. WEED PLANTING BEDS AND MULCH SAUCERS AT MINIMUM ONCE A MONTH DURING THE GROWING SEASON. PROVIDE A MONTHLY REPORT TO THE OWNER ON WEEDING AND OTHER MAINTENANCE RESPONSIBILITIES. LANDSCAPE NOTES NOTE: QUANTITIES ON PLAN SUPERSEDE LIST QUANTITIES IN THE EVENT OF A DISCREPANCY. ABBREVIATIONS: B&B = BALLED AND BURLAPPED CAL. = CALIPER HT. = HEIGHT MIN. = MINIMUM O.C. = ON CENTER SP. = SPECIES Memo To: Kevin Mattson, PE City Engineer/Public Works Director From: Kent Torve, PE, Steve Hegland, PE Project: St. Thomas Church Concept Plan Date: February 11, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Civil Plans – St. Thomas Site Plan dated December 16, 2024 submitted January 30, 2025. Comments: General: 1. Comments provided are preliminary based on the Site Development Plans provided. Additional comments should be anticipated on future submittals that include more details of the development. 2. In addition to engineering related comments, the proposed plans are subject to the review of Planning, Zoning, Public Safety, and shall be in accordance with all other applicable codes and standards of the City of Corcoran, NPDES, ECWMC, Hennepin County, etc. 3. A feasibility study will be conducted on the development with the preliminary plat approval to review the development impacts on the public infrastructure. 4. Relocation of existing overhead utilities shall be coordinated with the utility owner. 5. Plans should incorporate current 2025 Corcoran 2025 detail plates which can be found on the city’s website. Plat: 1. The applicant should provide the necessary drainage and utility easements, and all platting requirements are shall be met per the City Code. Drainage and utility easements shall be provided per City requirements. 2. Easements should be provided over any/all public infrastructure as applicable. 3. Easements should be provided over all infrastructure used for the maintenance, conveyance and treatment of stormwater. 4. Any existing easements should be provided to the City for review. Vacation of existing easements currently in place requires a separate City process and should be identified in the project. 5. ROW designation for County Road 10 shall be reviewed by Hennepin County. 6. Easements shall be obtained for any grading or other construction activities that impact adjacent properties. 7. The sewer and water which is routed to the property from the west will likely be public infrastructure and appropriate easements should be provided over these utilities. February 11, 2025 St. Thomas Church Kevin Mattson Page 2 of 3 Transportation 1. A west bound right turn lane is shown, however an east bound left turn may also be necessary. Hennepin County will permit the access and will review and determine the necessary level of access control, if any. 2. The fire access lane around the proposed church shall be reviewed by Public Safety. 3. The proposed monument sign is subject to ordinance and the location shall be reviewed for setback and sight-line impacts. 4. All pedestrian routes shall be ADA compliant. Detail designs for pedestrian ramps shall be provided for review at the time of final plat. 5. Typical section for sidewalk to reference Corcoran standard detail. 6. The previous church site has numerous access locations, which will no longer be necessary. These access locations shall be removed where not necessary. Grading & Stormwater 1. A stormwater management plan will be required in accordance with City of Corcoran and Elm Creek Watershed Management Commission Standards. City guidelines are attached. 2. Reference the City of Corcoran Stormwater Guidelines for Development Review for standards for stormwater systems and modeling. 3. The wetland buffer zones and wetland buffer signage shall be clearly identified and labeled. If existing vegetation is proposed to be used as wetland buffer, these areas shall be reviewed with the City of Corcoran wetland specialist to determine if they are viable candidates. 4. The concept plan assumes that portions of the existing wetlands within the site may be impacted. These impacts shall be reviewed in accordance with the WCA standards and impacts approved prior its finalization. 5. The site BMPs discharge to an onsite wetland then across an undeveloped Outlot and eventually into the Rush Creek Reserve system. o An existing pipe is shown on the Rush Creek Reserve plans stubbed to the southeast towards St. Thomas and would be receiving site drainage. Incorporate this pipe into the St. Thomas modeling. 6. Due to the rural nature of Corcoran conveyance systems, offsite receiving waters will be evaluated to understand any impacts from additional volume or erosion potential for undeveloped conveyances downstream. 7. Site plans shall show the proposed pond and stormwater access routes for BMPs #1 & #2. 8. Review grading in the area directly east of the proposed parking lot driveway. It appears that this area is trapping water. 9. Review grading off the northwest corner of the parking lot where slopes appear to be steeper than 4:1. 10. Provide additional information about ST-600. No pipe is shown connecting to the structure. 11. Televise the condition of the pipe adjacent to ST-600. If the pipe it to be abandoned, consult with Hennepin County about abandonment; there is a fair amount of runoff so hydraulics could change. It should be verified this option is preferred over adding an inlet to the east. 12. We would recommend a Minimum 1.5% grade be maintained on all paved surfaces. 13. Review grading between County Road 10 and BMP #2. February 11, 2025 St. Thomas Church Kevin Mattson Page 3 of 3 14. All walls higher than 4’ shall be designed by a certified engineer and the design and certification of those walls shall be provided to the city. 15. Review proposed drain tile in BMPs 1 & 2 for constructability and potential conflicts with proposed flared end sections. 16. Sumps shall be required in all structures with a drop of greater than 18” and in the last accessible structure before discharge. 17. Landscaping plan should be reviewed to ensure that plantings don’t interfere with BMP’s or access routes to maintain them. Water and Sewer 1. The appropriate permits for removal/abandonment of existing septic and well services shall be obtained. 2. Update information for SS 103-104 and watermain connection per Rush Creek Reserve development plans. Connection to existing manhole shall be core drilled with watertight boot. If connection is made to a lined manhole, lining shall be patched and welded. 3. Clarify the sanitary sewer line type to avoid double arrows. 4. It is assumed that the watermain and sanitary sewer through the site will be public as it will ultimately service the multiple parcels in this area. 5. The applicant should identify how the watermain may ultimately be looped and connected to the east, even if not installed at this time. 6. All valves 12” and larger shall be butterfly valves. 7. Review Corcoran details for domestic service connections. Smith Blair saddle or approved equal, and HDPE pipe are required. End of Comments This message was sent from outside of the organization. Please do not click links or open attachments unless yourecognize the source of this email and know the content is safe. From:Seth Gellman To:Natalie Davis; Dwight Klingbeil; Kendra Lindahl, AICP; Torve, Kent; Hegland, Steven; Anthony.Kaster@stantec.com; Kevin Mattson; Lauren Letsche Subject:FW: [External] St. Thomas of the Apostle Catholic Church Development Plans Date:Thursday, February 13, 2025 11:00:58 AM Attachments:image001.png image002.png Please see HC comments below: From: Transportation.Plats <Transportation.Plats@hennepin.us> Sent: Thursday, February 13, 2025 10:44 AM To: Seth Gellman <SGellman@corcoranmn.gov> Subject: RE: [External] St. Thomas of the Apostle Catholic Church Development Plans Hi Seth — We have a few comments on St. Thomas the Apostle: We would like the driveway to line up opposite Commerce Street. Is it just the utility boxes pushing the driveway east? If so, those should be moved. This driveway is expected to be there a long time and moving utilities should not be a barrier. Ideally the storm sewer pipe under 10 that no longer will be required would be removed (connected to manhole ST-600 in the plans). This pipe only took surface stormwater from the apron that is no longer required due to the development proposed. If it’s not feasible to remove the existing pipe, the proposed replacement of the apron inlet with manhole ST-600 is an acceptable option. Removing the need to cross CSAH 10 from the parking lot to the church will be a great improvement. CSAH 10 is on our mill and overlay list with a tentative construction year of 2027. Thanks — Dan CAUTION: This email was sent from outside of Hennepin County. Unless you recognize the sender and know the content, do not click links or open attachments. Dan Patterson Planner Transportation Planning hennepin.us 625 Fourth Avenue SouthMinneapolis, MN 55415 From: Seth Gellman <SGellman@corcoranmn.gov> Sent: Thursday, January 30, 2025 4:51 PM To: Kevin Mattson <kmattson@corcoranmn.gov>; Kent.torve@stantec.com; steven.hegland@stantec.com; Lauren Letsche <LLetsche@corcoranmn.gov>; Natalie Davis <ndavis@corcoranmn.gov>; Dwight Klingbeil <DKlingbeil@corcoranmn.gov>; Kendra Lindahl <klindahl@landform.net>; Transportation.Plats <Transportation.Plats@hennepin.us>; Anthony.Kaster@stantec.com Subject: [External] St. Thomas of the Apostle Catholic Church Development Plans Good afternoon all, Please use the link below to see the recent submittal for the St. Thomas of the Apostle Catholic Church Development Plans: https://kimley-horn.securevdr.com/d-s32c2463f75b04893a7807f00785158cb Please submit all comments for initial feedback by 2/17/2025. Thank you! Page 1 of 11 STAFF REPORT Agenda Item 7c. City Council Meeting: February 27, 2024 Prepared By: Natalie Davis McKeown Topic: Commercial and Industrial District Ordinance Updates (City File No. 23-023) Action Required: Direction 60-Day Review Deadline: N/A 1. Request The City Council is asked to review the summary of research completed on comparable cities and provide direction to draft the Commercial and Industrial zoning update. 2. Background Since September 14, 2023, the City has held several discussions in evaluating potential changes to uses and district standards for all commercial and industrial districts in the City: Rural Commercial (CR), Transitional Rural Commercial (TCR), Neighborhood Commercial (C-1), Community Commercial (C-2), General Mixed Use (GMU), Downtown Mixed Use (DMU), Business Park (BP), and Light Industrial (I-1). On November 25, 2024, the following revised work plan was adopted by the City Council to move the update forward: 1)January 23, 2025, City Council Meeting a.Discussion of uses and district standards. Staff will compile research based on uses and district standards based on similarly situated cities as was done with the discussion of lot size for Task 1. Staff will also research if there are other noteworthy methods for addressing feedback received by Council and the Planning Commission to date. i.Council affirmed using the “comparable cities” used for Task 1, which included Medina, Independence, Forest Lake, Hugo, Afton, and East Bethel. These cities were determined to be comparable for the purposes of Task 1 based on the presence of agricultural and rural areas as well as areas within the Metropolitan Urban Service Area (MUSA). b.Staff will use this discussion to guide in the development of draft zoning ordinance amendments to finalize Task 3. 2) February 27, 2025, City Council Meeting a.Review first draft. b.It is expected there will be additional discussion and a second draft desired. Staff will use the feedback from this meeting to create the second draft. Page 2 of 11 c. However, if the City Council directs minor changes to the 1st draft, the City Council can direct staff to move forward with the adoption process at this meeting. 3) March 27, 2025, City Council Meeting a. Based on the assumption additional discussion will be desired, it is expected a 2nd draft will be reviewed at this meeting. b. Assuming the City Council directs minor changes to the 2nd draft, the City Council can direct staff to move forward with the adoption process at this meeting. 4) April 3, 2025, Planning Commission Meeting a. Public hearing and Planning Commission recommendation on the proposed zoning ordinance amendments. 5) April 24, 2025, City Council Meeting a. Final adoption of the proposed zoning ordinance amendments and completion of Task 3. Due to competing deadlines, the anticipated timeline was delayed by one month with the research of comparable cities being shared for Council review at the upcoming meeting on February 27, 2025. 3. Scope of the Update In previous discussions with City Council and the Planning Commission, the following items were identified for the scope of the update: - Consideration of height related transition from residential districts. - Evaluation of architectural standards or a window requirement to break up the massing of large facades. - Complete review of each use allowed in commercial, industrial, and mixed-use districts, and add use-specific standards where warranted. Specific uses noted for review: a. Parking ramps – should a standard be added to prevent location adjacent to a residential use or district? b. Recycling facilities – should these be removed as a potential use? c. Lumber yards – should these be removed as a potential use? d. Keeping of animals – should this be removed, particularly in the Business Park district? e. Urban farming – how can this be allowed? f. Should a standard be added related to access on a major road/collector road for high traffic uses, such as warehousing? g. Meat processing facility – how and where can this be allowed? h. Retail i. Is there room to simplify how different retail uses are handled in each zoning district? Page 3 of 11 ii. Is there a reason grocery stores are only called out as allowed in the C-2 (Community Commercial) District? iii. Are there specific retail uses the City is more concerned about that should continue to be called out separately (e.g., liquor stores)? iv. Review of uses in the Business Park (BP) district. - Should flexibility be provided in applying the impervious surface limit in commercial and industrial districts on a per plat basis rather than per lot? - Should flexibility be provided for commercial and industrial users with shared parking/truck bays to have flexibility applied to internal setbacks to reduce the need for variances. a. Please note - this item in particular is being addressed in a separate Zoning Ordinance Amendment application to be reviewed on February 27, 2025, but staff wanted to note this concept was anticipated to be a part of the larger City driven update. 4. Analysis Staff reviewed commercial and industrial related ordinances in Medina, Independence, Forest Lake, Hugo, Afton, and East Bethel. These cities were determined to be comparable to Corcoran based on the presence of agricultural and rural areas as well as areas within the Metropolitan Urban Service Area (MUSA). While several of the portions of code reviewed are attached, it should be noted that hundreds of pages of code were reviewed, and it did not seem helpful to include every page. Each City has their code available in full online, and staff is happy to provide any additional documentation should additional context be needed. Building Height Transition Most commercial zoning districts in the cities reviewed have a maximum building height of 35’. East Bethel had the lowest commercial building height limit of 30’. However, it should be noted their residential building height limit for single-family homes is also 30’. Medina allowed for as much as 50’ in certain commercial districts. For comparison, the maximum height limit in all of Corcoran’s commercial districts (CR, C-1, and C-2) is 35’. Of the cities that had a mixed-use district, the building height limit for commercial uses went as low as 35’, but some districts did not identify a maximum height. For comparison, Corcoran’s Downtown Mixed Use (DMU) does not identify a maximum building height as multi-story buildings exceeding two stories are encouraged per the Southeast District Plan. Corcoran’s General Mixed Use (GMU) district has a maximum height limit of 35’ that can be increased up to 50’ with additional setbacks. The maximum building height in business park and industrial zoning districts ranged from 35’ to 65’. Most districts identified a height limit of 45’ – 50’. Staff completed additional general market research, and it appears that buildings with a clear height of 20’ are becoming obsolete for the needs of most industries. One such article discussing Page 4 of 11 this demand is linked here, as it could not be saved into a PDF to attach to this report. Building users are looking for a clear height of at least 40’, so an overall building height of at least 45’ would be recommended to set up business park and industrial developments up for success with market conditions. For comparison, both the Business Park and Light Industrial districts in Corcoran have a maximum building height of 45’. During the review of building height limits, staff found that most cities deal with the increased development intensity adjacent to residential through a larger setback. The districts that utilized this strategy identified an increased setback of 40’ – 100’ from commercial or industrial properties when abutting residential districts or uses. Some cities stated this setback applied to any residential district or use while others clarified that this increased setback was from single-family homes or low-density residential areas. The commercial and industrial districts in Corcoran also utilize this strategy with a setback of 50’ from property lines adjacent to residential. However, the DMU has an increased setback of 10’ from residential (compared to no setback) and the GMU has a setback of 35’ from residential. Medina further identifies some uses that require even larger setbacks from residential uses. For example, warehousing required a 200’ setback from residential uses, and manufacturing also required a larger setback with the extent dependent on the product. In an effort to see if there were any other noteworthy examples of handling building heights, staff found that Minnetrista allows for a conditional use permit (CUP) process of commercial or industrial buildings to request to exceed the underlying zoning district height limit. As part of this CUP, each additional 1’ in roof height above the maximum height allowed in the respective zoning district translates to an increase in setbacks by 1’. It should be noted the underlying height limit in the industrial district of Minnetrista was 45’ and the commercial district height limit was 35’ – 45’ depending on the specific district. Similarly, in Corcoran’s GMU, there is a principal building height limit of 35’ at the minimum setback, but this may be increased up to a maximum of 50’ with increased setbacks at a rate of 1’ additional height for every 5’ in additional setback. How would the Council like to proceed with addressing height related transitions from residential uses in the update? Architectural Standards or a Window Requirement Most of the cities reviewed implement distinct architectural strategies for commercial and industrial buildings to enhance aesthetics, ensure high-quality design, and integrate developments into their surroundings. Afton requires all sides of a structure to have equal architectural treatment and prohibits blank facades. To maintain visual interest, continuous expanses of walls must be broken up through articulation, recession, or projection, but no exact dimension is specified. East Bethel mandates transparency with a minimum of 30% glass for facades facing public rights-of-way in mixed-use and most commercial districts, while the industrial district requires 20% glass. Page 5 of 11 Forest Lake enforces articulation by requiring at least one visual interest element, such as windows or contrasting materials, for every 75’ of uninterrupted wall. Hugo emphasizes high-quality materials and allows up to 20% of a facade to incorporate decorative elements such as metal panels, glass, or colored masonry. Independence provides the least architectural oversight, imposing no requirements to break up facade massing. Medina enforces modulation in all districts to prevent monotonous building walls, requiring at least one variation every 100 feet in industrial areas and every 40 feet in commercial and mixed-use districts. Multi-story buildings in commercial areas must tier back upper floors by six feet beyond 35 feet in height. The most common strategy among these cities is facade articulation and modulation, seen in Afton, Forest Lake, and Medina, where uninterrupted walls must be broken up to ensure visual interest. While some cities specify exact measurements, such as Forest Lake’s 75’ limit and Medina’s 40’ and 100’ requirements, others, like Afton focus on general architectural principles without strict dimensional constraints. The most unique strategy is East Bethel’s stringent transparency requirements, mandating 20-30% glass on facades facing public streets, prioritizing openness and pedestrian engagement over modulation techniques commonly used by other cities. Comparatively, there are a number of architectural requirements that already exist in a few of Corcoran’s districts. For example, each building in the GMU must include at least 4 architectural elements on a list of 7, the ground floor must be distinguished from upper floors, and a larger building must be articulated every 40’ in length using one of 4 identified strategies. The Southeast District Plan also requires that the Town Center area break up facades every 40’ in length in addition to at least 40% of the wall surface of the street side of the first story (when non-residential) consisting of clear windows and doors. The Northeast District Plan requires articulation every 80’ by including two features out of a list of 6 options that includes windows. This applies to the GMU, all commercial districts, the Business Park district, and the Light-Industrial district within the NE area of the City. Staff does note that the GMU architectural and site design standards created some overlap/conflict with the NE District Plan. With the Hope Community application, it was determined by the Planning Commission and City Council it would be preferred to have the standards in the NE District prevail. This could be an opportunity to remove the redundancies and conflicts found within the GMU district which was created several years before the NE District plan was created in its current form. How would the City Council like to proceed with architectural standards or a window requirement? Should architectural standards be added to the I-1 district specifically since there are areas still zoned I-1 that are not covered by the NE District requirements? Flexibility in Applying Impervious Surface Limit Page 6 of 11 There have been a couple of applications in the past few years that have asked to have the impervious surface limit be applied to a larger plat rather than on a per lot basis. This request tends to be approved by the City as it often allows for more efficient stormwater ponding for the development and a larger buffer area / green space near residential uses. This has been approved as a part of Planned Unit Development (PUD) applications, but outside of a PUD it would need to be processed as a variance. Staff believes it makes sense to include language in the code to allow such flexibility without a PUD or variance since the topic has come up more than once, and the City viewed these requests favorably. In surveying the identified comparable cities, most apply impervious surface on a per lot basis. However, Medina does include a provision in several districts that allows for the per lot limit to be increased when a property is part of an integrated development utilizing shared improvements such as parking and stormwater management. Rather than setting a different per lot standard, staff believes the change to the City of Corcoran’s code could be as simple as clarifying that the impervious surface limit can be calculated on a per plat basis for integrated developments with shared parking and/or stormwater management. The buffer yard ordinance would ensure that there is green space in the areas of the plat that abut less intense uses. How would Council like to proceed on the calculation of impervious surface limits? Uses How each city handles uses in their zoning districts can vary dramatically, and it is difficult to make helpful generalizations. Some cities included (or solely relied upon) a comprehensive use table to convey where uses are allowed. Others are similar to Corcoran in that they have each district section list the uses allowed in that district. There were a couple of cities that also listed uses specifically prohibited. The problem with that approach is it is difficult to fully contemplate and list every prohibited use. Currently, the City of Corcoran’s Zoning Ordinance is written so that if a use is not identified, it is assumed to not be permitted. While this means there will be uses that come up from time to time that make sense to add to the Zoning Ordinance, it does lead to less confusion overall. Staff did find examples of cities that also included a catchall under permitted and conditional uses to the effect of “Other similar uses as approved by the City Council” that could be another strategy to allow the City flexibility to adapt when a new use is identified that is not specifically called out as allowed but would fit within a given district. As far as switching the format from a list included in each district section of the Zoning Ordinance to a comprehensive use table, staff believes this change makes sense, but the most user-friendly tables did simplify the use categories where possible. Some tables listed all uses alphabetically, while other use tables broke out groups of uses in larger categories. Examples of use tables reviewed are attached to this report for reference. Additionally, a table of Corcoran’s uses is provided for reference, but staff Page 7 of 11 does recommend removing redundancies and simplifying where possible. How would the Council like to proceed regarding a comprehensive use table? - Parking Ramp In the DMU, a public parking ramp is a permitted use. The use does make sense to allow in the DMU, and likely a public parking ramp is also needed in the existing industrial downtown area to address longstanding parking concerns for those businesses. The question for this use is whether it should be prohibited from being placed near residential areas. Considering this area is envisioned to be a mix of residential and commercial, this may be difficult to achieve. However, a setback from lower density residential areas could be identified, similar to the setback discussion on height transitions. How would the Council like to proceed? - Recycling Facilities Two cities allowed recycling facilities in at least one district: Forest Lake and Hugo. Hugo requires a CUP, and the following use specific standard must be met: All waste storage and recycling materials shall be maintained in a clean and sanitary condition, fenced or enclosed, and screened from adjacent properties and public rights-of-way. Waste matter, rubbish, refuse and recyclable materials shall be stored in a building, in a container with a lid or cover, or contained and screened in a way approved by the city which is sufficient to mitigate visual and noise impacts. In the case where the materials are stored in a building or contained in a way approved by the city, it shall be stored upon an impervious surface. All materials shall be contained and stored in a method shown on a site plan approved by the City and shall not otherwise accumulate loose on the property. The property shall be kept free of vermin and rodents. Currently, indoor recycling facilities are allowed in the I-1 district. Does the Council want to add a standard for this use, change to a conditional use, or remove altogether? - Lumber Yards / Building Material Sales There were cities found that allowed lumber yards, or a similar use that it could technically fall under, as well as cities that did not allow a lumber yard anywhere. Independence allowed lumber yards/building material sales, but it had to be within an enclosed building. Currently, lumber yards are not allowed in the NE District but are a conditional use in the CR and a permitted use in other I-1 districts outside of the NE area. For those who regularly purchase building materials, there may be benefit to shopping at a local lumber yard as provided in this article. Is there a concern with this use that could be handled with a standard or a conditional use permit? If not, then Council should provide direction to staff on whether to remove this as a use. - Keeping of Animals Page 8 of 11 Of the cities reviewed, none allowed keeping of animals in commercial or industrial districts (other than pets). It may make sense to remove animal keeping as a use in the Business Park district, as specifically questioned. However, the Planning Commission also noted they wouldn’t want to discourage creative businesses that incorporate live animals. How would the Council like to proceed? - Urban Farming Hardly any of the surveyed cities included urban farming as an identified use other than plant nurseries. Afton does list suburban agriculture as a use which was specifically defined as a noncommercial food producing use primarily intended for the use of the residents and usually on less than 10 contiguous acres. This definition included production of crops such as fruit trees, shrubs, plants, flowers, vegetables, and domestic pets. Fores Lake did allow agricultural uses if approved with an interim use permit (IUP) in one of their commercial districts. Staff was hoping to find more local examples of how agriculture is incorporated throughout different districts. Since the identified cities were not very helpful for this topic, staff prepared the following definitions and use table for the purpose of discussion: - Urban Farming (indoor/vertical) refers to hydroponic or aeroponic systems within buildings or warehouses. - Urban Farming (outdoor) includes rooftop farms, vacant lot farming, and small- scale agricultural operations. - Community Garden typically involves non-commercial food production by individuals or groups. - Commercial Greenhouse is for large-scale, for-profit plant production. Use Category CR TCR C-1 C-2 BP I-1 DMU GMU RR RSF-1, 2 and 3 RMF 1, 2, and 3 P-I Urban Farming (indoor/vertical) P P P P P P CU CU Urban Farming (outdoor) P CU CU CU CU P CU CU Community Garden P P P P P P P P Commercial Greenhouse CU CU P P P P CU CU - Retail Uses Page 9 of 11 Retail uses were handled differently in every city. There were examples of cities that had more specific retail uses called out in addition to a retail catch-all. The benefit to doing this was unclear, particularly when the specified retail use was allowed in the same district as the general retail use also listed. Independence grouped all retail uses into one use category. Further uses were not specifically called out. Forest Lake and Medina for the most part simplified retail uses except for specific ones called out that were not allowed in each commercial district (e.g., pawn shop). Does Council see any uses that could be considered retail in general? What uses does Council want to treat differently than general retail (for example, cannabis businesses will be called out separately, does it make sense to do that for liquor stores as well)? - Business Park Uses In the cities that had a business park or similar district, the uses identified are very similar to the uses identified in the City of Corcoran’s comparable district. Warehousing, light manufacturing, and research facilities are common uses allowed within a business park setting. Staff attached Corcoran’s Business Park district as well as comparable districts found with the identified cities. Council is asked to provide direction on which uses should be removed or added. - Access requirement for high traffic uses Very few cities had a specific access requirement for high traffic uses, as typically these districts are located strategically because access to a higher volume road is nearby. Hugo provides an access requirement for a couple of uses (principal entrance or road access must be on a state highway, county road, or city collector street), such as plant nurseries and schools, but an access requirement was not listed for most business park or industrial uses, such as warehousing. Medina indicates that some uses may require a traffic study to determine traffic control needs (e.g., hospitals and structures which exceed 50,000 square feet). The City of Corcoran typically completes an infrastructure feasibility study, if not an Environmental Assessment Worksheet that includes a feasibility study, for such projects. However, this process could certainly be codified if desired. - Miscellaneous Uses Some specific uses that have come up with staff in conversations with prospective developers is data processing and sports/entertainment facilities that are of a scale that it may make more sense for these to be located in the BP and/or I-1 districts. Is there a desire to allow these types of uses in these districts? Additionally, a number of cities included uses such as a brewery, taproom, brew pub, craft brewery, and/or micro distillery in their commercial or industrial districts. There are distinctions that separate these uses from a restaurant or manufacturing operation. This resource is helpful with some of the different terms. Is there any desire to allow these in some of Corcoran’s commercial or industrial districts? Page 10 of 11 Currently, a theatre is only permitted as a conditional use in the DMU and GMU. Is there a desire to allow such a use in other districts? Places of worship should not be treated more stringent than public or private clubs and lodges. Staff proposes making such uses allowable with a CUP and ensuring a place of worship is allowed as a CUP in those same districts. - Market Data In addition to reviewing the comparable cities, staff coordinated with a broker who was able to provide market data on new construction leased since 2020 for spaces that would be either zoned business park or industrial. This provides a general idea of what types of companies and uses are in the market for space. While the City certainly does not need to allow a use that is deemed problematic because the market says there is a demand for such a use, this data is helpful to keep in mind as the City also wants to allow property owners and developers the opportunity to succeed with current market conditions. This data is attached to this report for reference when contemplating if the City is missing or should remove any uses from these higher intensity districts. It should be noted that the “Tenant NAICS Code” is the business category, so it does not necessarily speak to the specific use of the building space that was leased, but it is still a helpful reference point. 5. Summary of Questions a. How does Council want to handle a height related transition from residential areas? b. How would the City Council like to proceed with architectural standards or a window requirement? c. Should architectural standards be added to the I-1 district specifically since there are areas still zoned I-1 that are not covered by the NE District requirements? d. How would Council like to proceed on the calculation of impervious surface limits? e. How would the Council like to proceed regarding a comprehensive use table? f. What existing uses should be removed or consolidated? i. Should keeping of animals continue to be allowed in the BP? ii. Does Council see any uses that could be considered retail in general? iii. What uses does Council want to treat differently than general retail? iv. How should the Business Park district be updated? g. What uses should be added? i. How does the Council want to incorporate additional agricultural uses throughout the City? ii. Is there a desire to add any of the following: 1. Data processing Page 11 of 11 2. Sports and entertainment venues a. Should theatre be allowed in more than just the DMU and GMU? 3. Brewery, taproom, brew pub, craft brewery, and/or micro distillery h. Should a setback requirement be added to parking ramps from low-density residential areas? i. Should standards be added to recycling facilities and lumber yards or should these uses be removed? j. Does the Council want to add an access specific requirement to certain uses? i. If so, which uses and what is the desired requirement? 6. Next Steps Staff will use this discussion to guide in the development of draft zoning ordinance amendments to finalize Task 3. Staff can bring back a first draft of the ordinance amendments at the March 27th Council meeting, if desired to keep as close to the anticipated timeline as possible. However, the March 27th meeting is anticipated to have several other planning items as well due to a number of planning applications that came in at the same time. Council should discuss whether they would prefer to wait for the first draft in April. Attachments: 1. City of Corcoran Unofficial Use Table 2. Afton Use Table and Industrial Architectural Standards 3. East Bethel Zoning Districts and Architectural Standards 4. Forest Lake Use Table, Zoning Districts, and Design Standards 5. Hugo Districts and Design Standards 6. Independence District Standards 7. Medina District Standards 8. Leasing Data since 2020 CR TCR C‐1C‐2BPI‐1 DMU GMU Accessory buildings and structures for a use accessory to the principal commercial or business use provded such structure does not exceed 30% of the gross floor space of the principal use.AP AP Accessory Dwelling Unit not exceeding 960 sq ft.AP* AP* Accessory structutres AU AU AU AU AU AU AU AU Accessory uses incidental and customary to uses allowed in this Section AU AU AU AU AU AU AU AU Adult Entertainment Business, subject to Chapter 113 CU Allowed Home Occupations as regulated by Section 1030.100 AU AU Assisted living facility C CC Automobile Retail (tires, batteries, etc. No body work or repair work).PC*C Automotive detailing shops.P Bakery, retail.PP PP Banks, savings and loan, credit unions and other financial institutions, with or without drive‐through.PPP Banks, savings and loands, credit unitons without drive‐through.PP Barbers, Beauty Shops and similar personal service uses.PP PP Car Washes C* C* Civic Buildings, such as City Hall, libraries, fire stations, etc.P PPPPPP Commercial Kennel, subject to Chapter 81 CCC Commercial printing establishments.PP Commercial recreation and entertainment (not to exceed 5,000 square feet).C Commercial recreation and entertainment.CC P ‐ Permitted Uses AU ‐ Accessory Uses C ‐ Conditional Uses. I ‐ Interim Uses AP ‐ Administrative Permit * ‐ Subject to additional district standards CR ‐ Rural Commercial TCR ‐ Transitional Rural Commercial C‐1 ‐ Neighborhood Commercial C‐2 ‐ Community Commercial BP ‐ Business Park I‐1 ‐ Light Industrial DMU ‐ Downtown Mixed Use GMU ‐ General Mixed Use Table of Uses CR TCR C‐1C‐2BPI‐1 DMU GMU P ‐ Permitted Uses AU ‐ Accessory Uses C ‐ Conditional Uses. I ‐ Interim Uses AP ‐ Administrative Permit * ‐ Subject to additional district standards CR ‐ Rural Commercial TCR ‐ Transitional Rural Commercial C‐1 ‐ Neighborhood Commercial C‐2 ‐ Community Commercial BP ‐ Business Park I‐1 ‐ Light Industrial DMU ‐ Downtown Mixed Use GMU ‐ General Mixed Use Table of Uses Conditional Home Occupation License (CHOL) as allowed by Section 1030.100.I Conference centers and reception halls P Contractors operations P Contractors Operations, including accessory outside storage.C Copy/Print Shop PPP Day Care Facilities, County licensed, 12 or fewer individuals AU AU AU AU Day Care Facilities, State licensed, as defined by statute PPPP PP Day Care, Commercial. PC Department Stores P Drive‐through businesses, subject to Section 1060.060, Subd. 12 CC C Drive‐through lanes serving permitted or conditional uses, except for restaurants, for which drive‐through lanes are not allowed in the DMU. C* Drug Stores, Variety Stores, etc. P Dry cleaning and laundry pick up,incidental pressing and repair without dry cleaning processing.PP PP Dwelling, Single‐Family Detached P Dwelling, Attached P Dwelling, Detached P Dwelling, Multiple Family C Dwelling, Multiple Family with a minimum density of 10 units per net acre, which may include units combining living and working space within the unit, if all units on the same floor of a building are the same.PP Dwelling, Senior P Equipment rental PU Essential services and structures.P Essential Services, as allowed by Section 1030.090.AP AP AP AP AP AP AP AP Farmers Market II CR TCR C‐1C‐2BPI‐1 DMU GMU P ‐ Permitted Uses AU ‐ Accessory Uses C ‐ Conditional Uses. I ‐ Interim Uses AP ‐ Administrative Permit * ‐ Subject to additional district standards CR ‐ Rural Commercial TCR ‐ Transitional Rural Commercial C‐1 ‐ Neighborhood Commercial C‐2 ‐ Community Commercial BP ‐ Business Park I‐1 ‐ Light Industrial DMU ‐ Downtown Mixed Use GMU ‐ General Mixed Use Table of Uses Fences as regulated by Section 1060 AU Funeral Homes and Mortuaries PCC Greenhouses and Nurseries C* C* C* Grocery Stores (not to exceed 50,000 square feet).P Hardware Stores.P Health clubs and fitness centers C Health clubs and fitness centers less than 5000 sq ft.C C Hobby and Craft Stores P Home Furniture and Home Furnishing Stores.P Hospitals, nuring home and similar care facilities CC Hotels, inns and bed and breakfast establishments.C C PP Household Applicance Stores. P Indoor sports and recreation (commercial) provided the structure and use is located at least 100 feet from any residential zoning district.P Keeping of Animals, subject to Chapter 81 AU AU AU AU AU AU AU AU Laboratories/research facilities.CPP Land reclamation, mining and soil processing I Laundromats.P Liquor ‐ Off‐sale/On‐sale.P Lumber yards/building material sales.CP Manufacturing or assembly of products that produce no exterior noise, glare, fumes, obnoxious products, by products or wastes or creates other objectionable impact on the environment.PP Mini Storage/Self Storage Facilities. C* C* Motor Fuel Stations.C* C* C* C Motor Vehicle, Boat or Equipment Repair. C* C* Motor Vehicle, Boat or Equipment Sales. C* C* CR TCR C‐1C‐2BPI‐1 DMU GMU P ‐ Permitted Uses AU ‐ Accessory Uses C ‐ Conditional Uses. I ‐ Interim Uses AP ‐ Administrative Permit * ‐ Subject to additional district standards CR ‐ Rural Commercial TCR ‐ Transitional Rural Commercial C‐1 ‐ Neighborhood Commercial C‐2 ‐ Community Commercial BP ‐ Business Park I‐1 ‐ Light Industrial DMU ‐ Downtown Mixed Use GMU ‐ General Mixed Use Table of Uses Museum C C Nursing Home C C Office/Warehouse PP Offices, medical and professional.P PPPP PP Open or outdoor services, sales and equipment rental. C Outdoor seating accessory to a resturant AU Outdoor seating within public ROW or public open space AU* Outside Storage, accessory to an allowed use C* Outside Storage, as a principal use I* Parking as a principal use I* Place of Worship/Assembly CC C Play and recreational facilities, including swimming pools and tennis courts, for use of the property owner and guests.AU Printing and publishing.P Public open space plaza, square or other related uses.AU Public parking ramp.P Publlic and Private Clubs and Lodges. PP Radio and television stations or studios PP Recycling facility‐indoor P Residential Facility in a single family detached dwelling, serving 6 or fewer individuals and licensed by the State P Restaurants and cafes without drive‐ through PPP Retail goods and service uses of a similar nature within a fully enclosed building (without a drive‐through and not to exceed 50,000 square feet).P Retail goods and service uses of a similar nature within a fully enclosed building (without drive‐through)PPP Retail goods and service uses of a similar nature.PP CR TCR C‐1C‐2BPI‐1 DMU GMU P ‐ Permitted Uses AU ‐ Accessory Uses C ‐ Conditional Uses. I ‐ Interim Uses AP ‐ Administrative Permit * ‐ Subject to additional district standards CR ‐ Rural Commercial TCR ‐ Transitional Rural Commercial C‐1 ‐ Neighborhood Commercial C‐2 ‐ Community Commercial BP ‐ Business Park I‐1 ‐ Light Industrial DMU ‐ Downtown Mixed Use GMU ‐ General Mixed Use Table of Uses Retail sales related to the processing of product on site so long as it does not exceed 30% of the floor space of the principal building.AU School facility, leasing space.IU Schools, Private C Seasonal Outdoor Retail Sales. AP* AP AP* AP* Seasonal Produce Stands P Signs as regulated by the City Code. AU Special Home Occupations as allowed by Section 1030.100 AP Sporting Goods and similar retail sales P Street Vendors I Structured parking. AU Tailoring services, shoe repair and similar services.P Taverns PP PP Technical, vocational, business and college/univeristy satellite facilities/schools.P Temporary structures, subject to Section 1030.040 AP & IIIAU & II Tenant restaurants, cafeterias, and retail services limited to tenants of the building, provided that they be essentially limited to providing service to the uses of the permitted use, and that no signs or other evidence of these uses are visible from the exterior of the building. AU AU Theatre CC Towers and Antennas (freestanding) as regulated by Section 1060.100. CCCC C Towers and Antennas, subject to Section 1060.100, only when co‐located on an existing structure AP AP AP* AP AP AP Trade Schools, Seminaries and other Higher Education Facilities C Veterinary clinic, Animal Hospital and related indoor kennel; and pet grooming CCCC CR TCR C‐1C‐2BPI‐1 DMU GMU P ‐ Permitted Uses AU ‐ Accessory Uses C ‐ Conditional Uses. I ‐ Interim Uses AP ‐ Administrative Permit * ‐ Subject to additional district standards CR ‐ Rural Commercial TCR ‐ Transitional Rural Commercial C‐1 ‐ Neighborhood Commercial C‐2 ‐ Community Commercial BP ‐ Business Park I‐1 ‐ Light Industrial DMU ‐ Downtown Mixed Use GMU ‐ General Mixed Use Table of Uses Warehousing and indoor storage used in conjunction with offices or manufacturing facilities.P Warehousing/distribution and indoor storage P Wholesale Showrooms PP § 153.053 USES. Uses in the various districts shall be as follows: Agricult ural (Ag) Rural Residen tial (R) VHS- Residen tial (VHS-R ) VHS- Commer cial (VHS- C) Light Industr ial (I-1A) Light Industr ial (I-1B) Light Industr ial (I-1C) Mari ne Service (MS) Agricult ural (Ag) Rural Residen tial (R) VHS- Residen tial (VHS-R ) VHS- Commer cial (VHS- C) Light Industr ial (I-1A) Light Industr ial (I-1B) Light Industr ial (I-1C) Mari ne Service (MS) Agricultural, rural P P N N P P P N Agricultural, suburban P P N N P P P N Airports, airstrips, heliports N N N N N N N N Animal impounding facility N N N N P P N N Animals, commercial training C N N N C C C N Antennas or towers over 35 feet in height C C N N C C N N Archery range, commercial N N N N N N N N Armories, convention halls and similar uses N N N N N N N N Auto/car wash N N N N N N N N Auto reduction yard, junkyard N N N N N N N N Auto repair N N N N N N N N Automobile service station N N N N N N N N Barbershop, beauty shops N N N C N N N N Bed and breakfast (see § 153.108 of this code) C C C C N N N N Blacktop or crushing equipment for highway construction (temporary use only) C N N N C C I N Boat dock (non- commer cial)A A A N N N N N Boat, boat trailer, marine sales N N N C N N N A Boat, boat trailer and marine storage and repair, enclosed or screened N N N N N N N C Broadcasting studio N N N C N N C N Business service N N N P P P P N Cafés and restaurants N N N C N N N N Campgrounds N N N N N N N N Cemeteries C N N N N N N N Churches C C C C N N N N Clear cutting See § 153.104 of this code *Clubs or lodges N N N N N N N N *Commercial recreation N N N N N N N N Afton Commercial schools N N N C N N N N Data center N N N N C C C N Disposal, solid and liquid waste N N N C N N N N Distribution center N N N N C C C N Domestic pets A A A A N N A/C N Drive-in business N N N N N N N N Duplex N C N N N N N N Essential services, government uses N C C C C C C N Essential services, public utility C C C C C C C N Explosives, manufacture, storage or use N N N N N N N N Exterior sales and storage N N N N N N N N Exterior sales and storage (wholesale only) N N N N N N N N Farm, see agriculture Farm equipment sales N N N N N N N N Farmers market N N N N N N N N Farm kitchen, accessory A A N N N N N N Farm kitchen, A/C A/C A/C N N N N N N Farm winery C N N N N N N N Feedlots, commercial (see § 153.078 of this code)C N N N N N N N Fences See § 153.080 of this code Flammable gases and liquids, business distribution N N N N N N N N Flex office N N N N C C C N Forests P P P P P P C N Fuel sales (wholesale and storage)N N N N N N N N Fulfillment Center: e- commerce N N N N C C C N Funeral homes N N N N N N N N Garage, private A A A A A A A/C N Garage, repair (commercial)N N N N N N N N Garage, storage (commercial)N N N N N N N N Golf courses C N N N N N N N Grading See §§ 153.101 and 153.102 of this code Greenhouses (commercial production only) C N N N N N N N Gun clubs N N N N N N N N Gun ranges N N N N N N N N Home occupation P P P P N N N N Hotel (see § 153.109 of this code)N N N C N N N N Institutional housing N C N N N N N N Junkyard N N N N N N N N Kennels, private (see § 153.005 of this code) C C N N N N N N Kennels, commercial (see § 153.005 of this code) N N N N N N N N Land reclamation See § 153.101 of this code Laboratory: Medical, dental N N N N C C C N Laboratory: research and development N N N N C C C N Lodging room (not more than two)A C C N N N N N Manufacturin g, heavy N N N N N N N N Manufacturin g, light industrial (maximum height of 25 feet in I- 1C) N N N N C C C N Marina (including boat rental)N N N C N N N N Medical uses N N N C N N N N Mining, sand and gravel N N N N N N N N Mobile home court/park N N N N N N N N Motel N N N N N N N N Multiple family dwellings (three or more units) N N N N N N N N Nature center (public and private)C C N N N N N N Nursery, retail sale of plants S N N N N N N N Nursery, wholesale growing of plants P C N N N N N N Nursery and garden supplies (exterior or enclosed sales) P C N N N N N N Offices (maximum height of 35 feet in I- 1C) N N C C C C C N Offices, accessory N N N C C C C A Office/wareho use N N N N C C C N Off-street loading N N N A A A A/C A Off-street parking A A A A A A A/C A Park P P P P P P P N Park, private C C C C C C C N Photo/art studio N N N C N N N N Race tracks N N N N N N N N *Recreation areas (commercial)N N N N N N N N Recreation equipment storage (private)A A A A N N N N Reduction or processing of refuse, trash and garbage N N N N N N N N Rental of cars, trailers, campers, trucks and similar equipment N N N N N N N N Repair garage (commercial)N N N N N N N N Repair shop (small appliances)N N N C N N N N Research (see § 153.005 of this code)C C N N C C C N Research, agricultural C C N N C C C N No CUP for homes Residential, multiple- famil y N N N N N N N N Residential, single- family detached P P P P N N N C Residential waterfront uses A A A A N N N N Resorts N N N N N N N N Rest or nursing home N N N N N N N N Retail business N N N C N N N N Retail business, accessory to office N N N C C C C N Retail sales of agricultural supplies C N N N N N N N Riding stable, commercial (minimum of 20 acres) C N N N N N N N Riding stable, private (minimum of 20 acres)C C N N N N N N Riding stable, private, with equine-assiste d therapy (minimum of 20 acres) C C N N N N N N Sales, open lot and outdoor N N N N N N N N Sales, seasonal agricultural N N N C N N N N Schools, private N N N N N N N N Schools, public N C N N N N N N Self storage, multi- story N N N N C C C N Service station N N N N N N N N Signs See § 153.130 of this code Solar, accessory to principal use A A A A A A A A Solar, community solar energy system Ground- mounted CUP CUP CUP Rooftop P P P Solar farm CUP CUP CUP Stand, private roadside (notify neighbor for CUP) ADMIN C N C N N C N Storage, highway during construction ADMIN ADMIN ADMIN ADMIN ADMI N ADMI N I N Storage, enclosed or screened principal use N N N N C C N A Storage, open principal use N N N N N N N N Storage, enclosed, accessory to a principal use A A A A A A C N Storage, not accessory to permitted principal use N N N N N N N N Storage, underground, flammable materials accessory to agricultural or residential use C C C C N N N N Studio, arts or crafts C C C C N N N N Supper club N N N C N N N N Swimming pool (commercial)N N N N N N N N Swimming pool (private)ADMIN ADMIN ADMIN ADMIN N N N N Taverns and bars N N N C N N N N Tennis courts (private)ADMIN ADMIN ADMIN ADMIN N N N N Training facility N N N N C C C N Terminal, transportation /motor freight N N N N N N N N Theater N N N C N N N N Theater, drive-in N N N N N N N N Townhouses N N N N N N N N Trailer parks N N N N N N N N Truck and auto service station N N N N N N N N Temporary farm dwelling (mobile home) ADMIN ADMIN N N N N N N Transportation school N N N N N N N N Used auto parts N N N N N N N N Utility substation C C C C C C C C Vegetative cutting See § 153.104 of this code Vehicle sales N N N N N N N N Veterinary clinic C N N N N N N N Warehousing N N N N C C C N Waterfront uses (commercial)N N N C N N N N Waterfront uses (residential)A A A A N N N N Wholesale business N N N N C C C N A Permitted accessory use ADMIN Administrative permit required C Conditionally permitted use I Interim use permit N Not allowed P Permitted use A/C Permitted accessory, conditional use permit required *Except as otherwise noted **Conditional permitted uses may be subject to performance standards set out in §§ 153.075 through 153.116 of this code (Prior Code, § 12-134) (Res. 1997-16, passed 6-17-1997; Ord. 1997-10, passed 5-19-1998; Ord. 1997-12, passed 8-18- 1998; Ord. 1997-21, passed 12-15-1998; Ord. 1997-15, passed 1-19-1999; Ord. 07-2008, passed 4-18-2008; Ord. 09-2008, passed 9-16-2008; Ord. 06-2009, passed 6-16-2009; Ord. 02-2014, passed 5-20-2014; Ord. 03-2015, passed 8-18-2015; Ord. 05-2016; passed 5-17-2016; Ord. 01-2018, passed 6-19-2018; Ord. 04-2019, passed 8-20-2019; Ord. 07-2021, passed 8-17-2021; Ord. 08-2021, passed 10-19-2021; Ord. 02-2022, passed 6-21-2022) § 153.062 LIGHT INDUSTRIAL (I-1A), LIGHT INDUSTRIAL (I-1B) AND LIGHT INDUSTRIAL (I-1C). (A) Purpose. The purpose of these districts is to preserve land along major traffic routes to be used by industrial uses that will provide a sound tax base for the city. (B) Permitted uses. As permitted and regulated in § 153.053 of this code. (C) Accessory uses. As permitted and regulated in § 153.053 of this code. (D) Architectural standards. In the industrial zone, structures must be of fire-resistive construction and exterior surfaces of all structures must be faced with brick, stone, architectural concrete (block), precast concrete, EIFS/stucco panels or glass, of earthtones or other tones or colors in harmony with the natural characteristics of the area in which it is constructed and approved by the Design Review Commission, acting as the Architectural Standards Committee. (1) Building design shall be reviewed and evaluated by the Design Review Commission, City Planner and/or Zoning Administrator. (2) Blank facades without windows and doors are prohibited. (3) All sides of structures shall have the same quality of architectural treatment. (4) Variety and creativity in building facade is required through changes in building materials (but not in quality of materials), fenestration height and roof lines. Primary facades should not present a continuous wall without architectural details that add visual interest. (5) Minimizing continuous expanses of wall through facade articulation, recession or projection is required. (6) The incorporation of topographical features into the form of the structure when possible, utilizing natural grades to create unique design, is required. (7) The view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities abutting a street on buildings constructed shall be screened from the ground level view. Screening may include parapet walls, penthouses or other architecturally integrated elements. Wood fencing or chain link with slats shall not be used for screening. The term GROUND LEVEL VIEW shall be defined as the view of the building from the property line(s) that abuts a street. A cross- sectional drawing shall be provided that illustrates the sight lines from the ground level view. (8) Rooftop solar collectors, skylights and other potentially reflective rooftop building elements shall be designed and installed in a manner that prevents reflected glare and obstruction of views from other sites and structures. Screening may be in the form of walls constructed of the same building material and match the coloring of the principal building. (9) Roof slopes shall not exceed 1:12 for all principal buildings. (10) Overhead garage doors shall not be visible from a public street, with the exception of interstate highway I-94, and shall not exceed 50% of the perimeter of the building exterior. (11) Above ground and underground fuel storage tanks are prohibited, with the exception of an above-ground fuel storage tank incorporated into an emergency generator. (12) Delivery, service, storage, maintenance and trash collection areas shall be located out of view from the public right-of-way or substantially screened through landscaping or architectural features that match the primary structure. Service, storage and trash collection areas are not allowed in setback areas. (13) All permanent utilities connecting to a building shall be underground. (E) Landscaping standards. All landscaping shall comply with §§ 153.081 and 153.082 of this code. All properties zoned Light Industrial shall be landscaped in accordance with the following: (1) Green space. Total green space shall be a minimum of 20% of the gross lot area. (2) Quality landscape treatment. The minimum number of major or overstory trees on any given site shall be as indicated below. These are the minimum substantial plantings, in addition to other understory trees, shrubs, flowers and ground cover deemed appropriate for a complete quality landscape treatment of the site. Industrial sites shall contain at a minimum the greater of one tree per 500 square feet of gross building floor area, or one tree per 25 lineal feet of site perimeter. (3) Minimum size of plantings. Required trees and shrubs shall be of the following minimum planting size: (a) Deciduous trees: Three inches in diameter as measured six inches above ground; (b) Coniferous trees: Six feet in height; and (c) Shrubs: Shrubs used for screening shall be in #5 containers. (4) Sodding and ground cover. All areas not otherwise improved in accordance with approved site plans shall be planted with tough native materials where appropriate to reduce the amount of watering required and to increase permeability of the site as approved by the Planning Commission and City Council. Native vegetation such as prairie grasses and pollinator-friendly vegetation rather than turf grass is required to be used on 25% of the green space on a site. Afton - CODE OF ORDINANCES APPENDIX A - ZONING SECTION 45. LIMITED BUSINESS (B-1) DISTRICT East Bethel, Minnesota, Code of Ordinances Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 1 of 2 SECTION 45. LIMITED BUSINESS (B-1) DISTRICT 1. Purpose. The limited business (B-1) district is intended to provide for limited retail and service commercial activities. Uses are intended to accommodate and serve local neighborhood patrons. The establishment of any B -1 district is regulated in that: A. Lot area may not exceed two acres in gross area. B. No B-1 district may be located within one mile of another B-1 district. 2. Permitted uses. A. Retail/office/multi-tenant structure. B. Convenience store. C. Motor vehicle service station (with no minor or major repair facilities). D. Tavern, bar, brewery or taproom. E. Restaurant (full service). F. Video store. G. Retail sales and services (conducted completely within structures). H. Florist, commercial. I. Essential services, government. (Ord. No. 2021-06, 10-11-2021) 3. Accessory uses. A. Outdoor sidewalk cafe. B. Trash enclosure service structure. C. Other uses customarily associated with but subordinate to a permitted use as determined by the city. D. Radio and television receiving antennas including single satellite dish TVROs, short-wave radio dispatching antennas, or those necessary for the operation of household electronic equipment including radio receivers, federal licensed amateur radio stations and television receivers, as regulated by Section 17 [16]. Telecommunications Facilities. 4. Conditional uses. A. Day care facility—Licensed. B. Uses having a drive-thru window, except for tavern or bar. East Bethel Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 2 of 2 C. Essential services—Utility substation. D. Other uses similar to those permitted in this section as determined by the city council. 5. Interim uses. A. Grading activities that move more than 1,000 cubic yards of material per acre. B. Other uses similar to those permitted in this section as determined by the city council. 6. Certificate of compliance. Temporary/seasonal sales as permitted in Section 10. General Development Regulations. 7. Development regulations. A. Minimum lot requirements. 1) Lot area a) Without sewer and water 10 acres b) With sewer and water 2 acres 2) Lot width a) Without sewer and water 300 feet at the public right-of-way b) With sewer and water 80 feet at the public right-of-way B. Setbacks. 1) Front yard a) City right-of-way 40 feet b) County/state right-of-way 100 feet 2) Side yard 10 feet 3) Side street 25 feet a) City right-of-way 25 feet b) County/state right-of-way 100 feet 4) Rear yard 25 feet C. Maximum height: Measured to the eave, maximum height of three stories or 30 feet, whichever is less. D. Maximum lot coverage: 65 percent. (Ord. No. 19, Second Series, 5-5-2010; Ord. No. 28, Second Series, 12-1-2010) - CODE OF ORDINANCES APPENDIX A - ZONING SECTION 46. CENTRAL BUSINESS (B-2) DISTRICT East Bethel, Minnesota, Code of Ordinances Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 1 of 3 SECTION 46. CENTRAL BUSINESS (B-2) DISTRICT 1. Purpose. The central business (B-2) district is intended to provide for the general retail shopping of persons living in East Bethel and surrounding trade area. The applicable development regulations within the B-2 district encourage high density commercial development with or without drive -thru services. 2. Permitted uses. A. Club or lodge. B. Florist, commercial. C. Health/recreation facility. D. Dwelling, condominium, when located above the street level floor. E. Medical uses—Except for hospitals, long-term inpatient care centers, mobile or transitory medical facilities and laboratories. F. Office. G. Recreation—Public. H. Restaurant—Fast food and full service. I. Retail/office/multi-tenant structure. J. Retail sales and services conducted completely within the structures. K. Financial services. L. Tavern, bar, brewery or taproom. M. Motor vehicle service station (with no minor or major repair facilities). N. Essential services, governmental. O. Brew pub. P. Craft brewery. Q. Micro distillery. R. Food truck. (Ord. No. 28, Third Series, 6-17-2015; Ord. No. 2021-06, 10-11-2021) 3. Accessory uses. A. Outdoor sidewalk cafe. B. Trash enclosure service structure. East Bethel Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 2 of 3 C. Other uses customarily associated with but subordinate to a permitted use as determined by the city. D. Radio and television receiving antennas including single satellite dish TVROs, short-wave radio dispatching antennas, or those necessary for the operation of household electronic equipment including radio receivers, federal licensed amateur radio stations and television receivers, as regulated by Section 17 [16]. Telecommunication[s] Facilities. 4. Conditional uses. A. Essential services—Utility substation. B. Place of worship. C. Schools. D. Drive-thru services. E. Licensed residential facility—Serving seven or more persons. F. Daycare facility—Licensed. G. Exterior storage associated with retail sales and services. H. Hotel/motel. I. Funeral home. J. Crematorium. K. Veterinary services. L. Bed and breakfast inn. M. Nursing home. N. Recreation, commercial. O. Other uses similar to those permitted in this section as determined by the city council. P. Car wash. (Ord. No. 2021-06, 10-11-2021) 5. Interim uses. A. Grading activities that move more than 1,000 cubic yards of material per acre. B. Communication tower. C. Other uses similar to those permitted in this section as determined by the city council. 6. Certificate of compliance. Temporary/seasonal sales as permitted in Section 10. General Development Regulations. 7. Development regulations. A. Minimum lot requirements. 1) Lot area Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 3 of 3 a) Without sewer and water 10 acres b) With sewer and water No minimum 2) Lot width a) Without sewer and water 300 feet at the public right-of-way b) With sewer and water No minimum B. Setbacks. 1) Front yard: 40 feet a) City right-of-way 40 feet b) State/county right-of-way 100 feet 2) Side yard: 10 feet (or 60 feet when abutting a residential district) a) City ROW 40 feet b) State/county ROW 100 feet 3) Rear yard 10 feet (or 60 feet when abutting a residential district) C. Maximum building height: Measured to the eave, maximum height of three stories or 30 feet, whichever is less. D. Maximum lot coverage: 80 percent. (Ord. No. 19, Second Series, 5-5-2010; Ord. No. 28, Second Series, 12-1-2010; Ord. No. 2021-06, 10-11-2021) - CODE OF ORDINANCES APPENDIX A - ZONING SECTION 47. HIGHWAY COMMERCIAL (B-3) DISTRICT East Bethel, Minnesota, Code of Ordinances Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 1 of 3 SECTION 47. HIGHWAY COMMERCIAL (B-3) DISTRICT 1. Purpose. The highway commercial (B-3) district is intended to provide for commercial areas serving the highway traveling public. 2. Permitted uses. A. Motor vehicle service station with minor or major repairs. B. Club or lodge. C. Day care facility, licensed. D. Funeral home. E. Garden supply stores and nursery yards. F. Health/recreation facility. G. Hotel/motel. H. Medical uses. I. Office. J. Plant nursery, commercial and wholesale. K. Restaurant—Fast food and full service. L. Retail/office/multi-tenant structure. M. Retail sales and services. N. School, specialty. O. Tavern or bar. P. Whole office and showroom. Q. Veterinary services. R. Recreation—Public. S. Financial service. T. Essential services—governmental. U. Brew pub. V. Craft brewery. W. Micro distillery. X. Food truck. (Ord. No. 28, Third Series, 6-17-2015) East Bethel Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 2 of 3 3. Accessory uses. A. Trash enclosure service structure. B. Other uses customarily associated with but subordinate to a permitted use as determined by the city. C. Radio and television receiving antennas including single satellite dish TVROs, short-wave radio dispatching antennas, or those necessary for the operation of household electronic equipment including radio receivers, federal licensed amateur radio stations and television receivers, as regulated by Section 17 [16]. Telecommunication[s] Facilities. 4. Conditional uses. A. Essential services—Utility substations. B. Retail sale and services—Boat sales. C. Residential care facility—Serving seven or more persons. D. Car wash. E. Hospital services. F. School. G. Place of worship. H. Recreation—Commercial. I. Construction sales and services. J. Agricultural sales and services. K. Nursing home. L. Research facility. M. Crematorium. N. Other uses similar to those permitted in this section as determined by the planning commission and city council. O. Exterior storage associated with permitted and conditional uses. (Ord. No. 2021-06, 10-11-2021) 5. Interim uses. A. Grading activities that move more than 1,000 cubic yards of material per acre. B. Drive-thru services. C. Communication towers. D. Motor vehicle and/or motorcycle internet distribution sales; limited to no more than a two-year permit. E. Other uses similar to those permitted in this section as determined by the city council. Created: 2024-03-05 13:15:13 [EST] (Supp. No. 24) Page 3 of 3 6. Certificate of compliance. Temporary/seasonal sales as permitted in Section 01. General Provisions of Administration. 7. Development regulations. A. Minimum lot requirements: 1) Lot area: a) With sewer and water 23,000 square feet b) Without sewer and water 10 acres 2) Lot width 100 feet (with or without sewer) B. Setbacks: 1) Front yard: 40 feet a) City right-of-way 40 feet b) State/county right-of-way 100 feet 2) Side yard: 10 feet (or 60 feet when abutting a residential district) a) City ROW 40 feet b) State/county ROW 100 feet 3) Rear yard 25 feet (or 60 feet when abutting a residential district) C. Maximum height: Measured to the eave, maximum height of three stories or 30 feet, whichever is less. D. Maximum lot coverage: 80 percent. (Ord. No. 19, Second Series, 5-5-2010; Ord. No. 28, Second Series, 12-1-2010; Ord. No. 36, Second Series, 4-4-2012; Ord. No. 2021-06, 10-11-2021) - CODE OF ORDINANCES APPENDIX A - ZONING SECTION 49. MIXED USE (MXU) DISTRICT East Bethel, Minnesota, Code of Ordinances Created: 2024-03-05 13:15:14 [EST] (Supp. No. 24) Page 1 of 2 SECTION 49. MIXED USE (MXU) DISTRICT1 1. Purpose. The purpose of this district is to create a focal point in the community that embodies the principles of urban mixed-use development. The mixed use (MXU) district envisions a distinctly different development pattern with a more urban structure of streets and blocks than the suburban and rural patterns typical of urban fringe communities. The mixed use (MXU) area is comprised of a number of land uses that provide mixed-use development, commercial workplace, neighborhood and parks/open space components. (Ord. No. 2021-01, 3-8-2021) 2. Permitted uses. A. The primary land uses within the MXU district shall include office, retail, and residential uses. The mix, location, and relationship of these uses shall conform to the land use plan, the purpose statement, and all the specific findings of the city council. In addition, the applicant shall demonstrate to the satisfaction of the city that the proposed lot sizes and land uses and their mix and location are compatible and complementary both internally and with adjacent land uses. B. Essential services—Governmental. C. Brew pub. D. Craft brewery. E. Micro distillery. F. Food truck. (Ord. No. 27, Second Series, 11-3-2010; Ord. No. 28, Third Series, 6-17-2015; Ord. No. 2021-01, 3-8-2021) 3. Prohibited uses. Some land uses are not compatible with the purpose statement and the activities planned for the CC district area. For this reason the following uses are prohibited: A. Open sales lots including, but not limited to, cars, trucks, recreational vehicles, mobile homes, trailers, machinery, lumber, and similar items. B. Truck terminals and truck stops. C. Outside storage. D. Windmills. 1Editor's note(s)—Ord. No. 2021-01, adopted March 8, 2021, amended the title of Section 49 to read as herein set out. The former Section 49 title pertained to City Center (CC) District. East Bethel Created: 2024-03-05 13:15:14 [EST] (Supp. No. 24) Page 2 of 2 E. Self-service storage. F. Pawnshops. G. Adult uses. H. Other uses deemed by the zoning administrator, subject to the right to appeal to the city council, to be similar to those set forth in the section or inconsistent with the purpose statement set forth in. 4. Interim uses. A. Grading activities that move more than 1,000 cubic yards of material per acre. B. Place of worship. C. Other uses similar to those permitted in this section as determined by the planning and zoning commission and city council. (Ord. No. 19, Second Series, 5-5-2010; Ord. No. 27, Second Series, 11-3-2010) 5. Conditional uses. A. Electric power and communications transmission lines. (Ord. No. 19, Second Series, 5-5-2010) 6. Development procedure. Mixed-use and single-use projects. The application procedure and applicable general requirements pertaining to planned unit developments (PUD) shall apply to the MXU district, subject to any exceptions, modifications, or additions set forth in the ordinance. Amendments to the PUD can be proposed and implemented upon city council approval. The application procedure shall include submittal and approval by the city council of a concept plan prior to the submittal of a PUD request. (Ord. No. 19, Second Series, 5-5-2010; Ord. No. 2021-01, 3-8-2021) 7. Certificate of compliance. Temporary/seasonal sales as permitted in Section 10. General Development Regulations. (Ord. No. 19, Second Series, 5-5-2010) 8. Reserved. Editor's note(s)—Ord. No. 2021-01, adopted March 8, 2021, repealed § 8, which pertained to development standards and derived from Prior Code; Ord. No. 19, Second Series, May 5, 2010. P = Permitted AP = Accessory Permitted COC = Certificate of Compliance CUP = Conditional Use Permit IUP = Interim Use Permit C A RR SF MXR-1 MXR-2 MXR-3 MF NC B-1 B-2 B-3 I BP MU-1 MU-2 Agricultural seasonal sale AP AP AP AP Agricultural uses P P P IUP IUP IUP P Agriculture building COC COC COC Agriculture business AP AP AP Feed lot CUP CUP CUP Horse training facilities, commercial CUP CUP CUP Horse training facilities, private COC COC COC Kennel, commercial CUP CUP CUP CUP CUP CUP Kennel, private - 3 pets or fewer AP AP AP AP AP AP AP Kennel, private - more than three pets COC COC COC CUP Pasture AP AP AP Plant nursery, commercial P P Plant nursery, wholesale P P P P P Topsoil removal IUP Accessory apartment within a single-family detached building COC COC COC COC AP COC COC Accessory dwelling AP AP Accessory structure AP AP Accessory structure on adjacent non-riparian lot CUP CUP Detached accessory structure AP AP AP AP CUP Dwelling, apartment/condominium CUP P P Dwelling, duplex or two family P Dwelling, multi-family, row house style townhome CUP P Dwelling, multiple-family (apartment, condominium, cooperative, townhouse) when located above the street level floor P Dwelling, single-family attached - 8 units per building max.P P Dwelling, single-family detached P P P P P P P P (existing) Dwelling, temporary care facility IUP IUP IUP IUP Dwelling, temporary during construction IUP IUP IUP IUP Home occupations COC COC COC COC AP COC COC COC Industrial condominium/multi-tenant structure P Manufactured home park CUP Nursing home CUP CUP Residential facility, licensed - serving 6 or fewer persons AP AP AP AP P AP AP AP Residential facility, licensed - serving 7-10 persons. COC COC COC COC COC COC COC Residential facility, licensed - serving more than 10 persons CUP CUP CUP CUP CUP CUP CUP Attached smoking facility associated with a principal use AP AP AP AP AP AP AP AP Cafeterias not open to the general public P Coffee shops, cafeterias, medical facilities, and athletic/fitness facilities (if located within principal structure)P Data processing P Daycare facility, group family - serving 14 or fewer persons P Daycare facility, licensed CUP P P P Daycare facility, licensed - serving 12 or fewer persons P Daycare facility, licensed - serving 7 to 14 persons COC COC COC COC COC COC COC Daycare facility, licensed - serving more than 14 persons CUP CUP CUP CUP CUP CUP CUP CUP Daycare facility, unlicensed - serving 6 or fewer persons AP AP AP AP AP AP AP Daycare, freestanding CUP Exterior employee break areas AP Financial institutions and banks - no drive-thru facilities P P Financial institutions and banks - with drive-thru facilities CUP Funeral home CUP P P CUP Garden supply store and nursery yard CUP CUP P P Health/recreation facility P P CUP Marina, public/private CUP Medical uses P P P P CUP P P Movie theater P Office P P P P P P P P Permitted uses with a drive-thru CUP CUP CUP CUP Residential Agriculture Commercial/Retail General Office/Commercial/Retail Forest Lake P = Permitted AP = Accessory Permitted COC = Certificate of Compliance CUP = Conditional Use Permit IUP = Interim Use Permit C A RR SF MXR-1 MXR-2 MXR-3 MF NC B-1 B-2 B-3 I BP MU-1 MU-2 Radio/tv studios, sound stages, multi-media, post-production studio and support facilities/equipment CUP Recreation, commercial CUP CUP CUP CUP CUP P CUP Research and development P Research and technology center P P Retail sales and service P P P P P P P Retail/office/multi-tenant structures P P P P P P Self-service storage CUP P Telecommuting center P Trash enclosure service structure AP AP AP AP AP AP AP AP Travel agencies P Veterinary clinic CUP P CUP P Veterinary clinic, large animal CUP Wholesale office and showroom P P Wholesaling P P Bed and breakfast inn CUP CUP CUP CUP CUP CUP Brewery P P P P P P P Club or lodge CUP P P P P Hotel P P CUP CUP P Micro distillery P P P P P P P Motel P P Outdoor seating accessory to a restaurant AP AP AP AP AP Restaurant (full service or fast food) - no drive-thru P P P P CUP P (full service only)P Restaurant (full service or fast food) - with drive-thru P P Taproom P P P P P P P Tavern or bar P P Bicycle and public/private transit shelters AP Motor vehicle, convenience store P P Motor vehicle, fuel stations CUP Motor vehicle, parts sales P P P Motor vehicle, repair and service P (existing)P P P (existing) Motor vehicle, service station CUP P P Motor vehicle, wash CUP P P New auto dealership - licensed P P P (existing) On-site removal/installation of minor motor vehicle parts AP Open sales lot CUP P Park and ride lots/transit hubs CUP Parking facilities and structures - public P AP Parking facilities and structures - public AP Truck stop P P Used auto dealership - licensed P P P (existing) Cemetery CUP CUP CUP Essential services, government buildings and storage CUP CUP CUP CUP CUP CUP CUP CUP CUP P / AP CUP P P Museums/art galleries P P Place of worship CUP CUP CUP CUP CUP CUP CUP CUP CUP CUP Place of worship - columbarium CUP CUP CUP CUP CUP CUP CUP CUP Place of worship - leasing space IUP IUP IUP IUP IUP Public airport and related facilities P Public open space plaza, square, or related uses AP AP Public parks P Public studios or performance theaters P Recreation, public P P P P P P P P P P School CUP CUP CUP CUP CUP CUP CUP School - leasing space IUP IUP IUP IUP School, specialty P P P P / CUP P P CUP Civic/Institutional Transportation Hospitality P = Permitted AP = Accessory Permitted COC = Certificate of Compliance CUP = Conditional Use Permit IUP = Interim Use Permit C A RR SF MXR-1 MXR-2 MXR-3 MF NC B-1 B-2 B-3 I BP MU-1 MU-2 Light Manufacturing CUP P Manufacturing P P Mining CUP CUP Public compost facility P Recyling center CUP Transportation/motor freight terminal CUP Warehousing and distribution CUP P P P Contracters Yard CUP Yard waste facility CUP CUP CUP Amature radio antenna P P P AP AP AP AP AP AP AP AP AP AP AP AP AP Essential services, utility substation CUP CUP CUP CUP CUP CUP CUP CUP CUP P / AP CUP P Small Wireless Facilities Solar energy systems - ground-mounted COC COC COC COC AP COC COC COC AP Solar energy systems - roof-mounted COC COC COC COC AP COC COC COC AP AP AP AP AP AP AP Towers - Accessory COC COC IUP CUP CUP CUP CUP Towers - Principal CUP CUP CUP IUP CUP CUP CUP CUP Commercial overnight delivery drop box AP Gate security detached building AP Information kiosk AP Outdoor storage tanks and equipment for products that are used in conjunction with the primary use CUP Accessory Storage Container AP AP AP AP Miscellaneous Utilities Industrial Uses and Waste Management § 153.327 BROADWAY BUSINESS (B-1) DISTRICT. (A) Purpose. The Broadway Business (B-1) District is intended to establish areas for the location and development of professional offices, administrative offices, limited neighborhood and community-oriented retail, and health care services and facilities which are expected to develop with a high level of amenities such as landscaping and architectural controls; to encourage a complex of compatible and mutually supportive health care services and facilities; to allow a transitional reuse of existing buildings until market conditions warrant redevelopment; to enhance redevelopment potential by prohibiting uses that would impede redevelopment; to capitalize on the high volume of traffic and potential customers; to ensure an appropriate physical relationship with the surrounding neighborhood, including acceptable traffic operations on local streets; and to provide a district which is related to and may reasonably adjoin high density or other residential districts. (B) Design character. Due to the high visibility of this area, the character of this district shall reflect well-designed and attractive businesses. Development in this district shall be unified through building architecture and landscaping. The design character of this district shall also take into account the relationship of the site to surrounding residential areas and the retail area surrounding the interchange at I-35. Development shall be designed to provide for appropriate transitions and connections to surrounding residential areas and to the more dense pedestrian oriented Downtown Mixed Use District and the less dense auto-oriented Highway Business District. Pedestrian connections within this district will be essential. (C) Permitted uses. Subject to applicable provisions of this chapter, the following are permitted uses in the B-1 District: (1) Existing auto repair and service (minor) at the time of adoption of this chapter; (2) Medical uses; (3) Office; (4) Retail/office/multi-tenant structure; (5) Retail sales and services; (6) School, specialty; (7) Restaurant, fast food (no drive-thru); (8) Restaurant, full service (no drive-thru); (9) Veterinary clinic (with no outdoor kennels); (10) Brewery; (11) Micro distillery; (12) Taproom. (D) Accessory uses. Subject to applicable provisions of this chapter, the following accessory uses in the B-1 District are allowed only when they are accessory to an existing principal permitted use on the same lot. All accessory uses must meet the provisions set forth herein and regulated by §§ 153.110 et seq. (1) Outdoor seating accessory to a restaurant; (2) Trash enclosure service structure; (3) Attached smoking facility associated with the principal use; (4) Agricultural seasonal sale; (5) Roof mounted solar energy systems (meeting accessory structure requirements) according to § 153.307; (6) Other uses customarily associated with but subordinate to a permitted use as determined by the city; (7) Amateur radio antenna (subject to the amateur radio antenna standards in § 153.096(II)(9)). (E) Conditional uses. Subject to applicable provisions of this chapter, the following are conditional uses in the B-1 District (requires a conditional use permit based upon procedures set forth in and regulated by § 153.034): (1) Club or lodge; (2) Day care facility, licensed; (3) Funeral home; (4) Place of worship and any columbarium constructed in connection therewith; (5) Permitted uses with drive-thru facilities; (6) Other uses similar to those permitted in this section as determined by the Planning Commission and City Council. (F) Interim uses. Subject to applicable provisions of this chapter, the following are interim uses in the B-1 District (requires an interim use permit based upon procedures set forth in and regulated by § 153.035). Forest Lake (1) Uses as determined by the Planning Commission and City Council. (G) Lot size, setback, coverage, and height requirements. The following minimum requirements shall be observed in a B- 1 District subject to additional requirements, exceptions, and modifications set forth in this chapter. (1) Minimum lot requirements. (a) Lot size: 22,500 square feet. (b) Lot width: 150 feet. (c) Lot depth: 200 feet, or the depth of the district for lots abutting Broadway. (2) Setbacks. (a) Front: 1. Arterials, as designated in the Comprehensive Plan: 20 feet from the public right-of-way; 2. Collector: 20 feet from the public right-of-way; 3. Local: 20 feet from the public right-of-way. (b) Side: 5 feet (or if abutting a street, 20 feet, or if abutting a residential district, 35 feet). (c) Rear: 5 feet (if abutting a residential district, 35 feet). (3) Building height. All buildings shall be limited to 2 stories with a maximum height of 35 feet. (4) Maximum lot coverage. The total impervious surface shall not exceed 80%. (Ord. 596, passed 2-8-2010; Am. Ord. 646, passed 9-14-2015; Am. Ord. 651, passed 3-14-2016) § 153.328 HIGHWAY BUSINESS (B-2) DISTRICT. (A) Purpose. The Highway Business (B-2) District is intended to accommodate an adequate supply of businesses and services that primarily serve the community and regional needs; to keep retail and service businesses that are oriented to motorists in close proximity to thoroughfares and access from regional highways in areas that are appropriately designated on the Comprehensive Plan; and to encourage grouping of compatible and mutually supportive business uses and services. (B) Design character. Design standards within this district are intended to support a high standard of development and design that portrays a positive visual image and minimizes the effects of traffic congestion, noise, odor, and glare from surrounding uses. Given the area’s proximity to the interstate and the auto-oriented uses permitted in this district, development will be primarily auto-oriented. However, pedestrian access and safety will still be achieved through design features within the district and to provide connections to surrounding areas. High quality design is required in this area because of its highly visible location. (C) Permitted uses. Subject to applicable provisions of this chapter, the following are permitted uses in the B-2 District: (1) Club or lodge; (2) Day care facility, licensed; (3) Funeral home; (4) Garden supply stores and nursery yards; (5) Health/recreation facility; (6) Hotel; (7) Medical uses; (8) Motel; (9) Motor vehicle - convenience store, part sales, repair (major), repair (minor), service station, new auto dealership licensed, used auto dealership licensed, wash; (10) Office; (11) Plant nursery, commercial and wholesale; (12) Restaurant - fast food and full service (with or without drive-thru); (13) Retail/office/multi-tenant structure; (14) Retail sales and services; (15) School, specialty; (16) Truck stop; (17) Wholesale office and showroom; (18) Brewery; (19) Micro distillery; (20) Taproom. (D) Accessory uses. Subject to applicable provisions of this chapter, the following accessory uses in the B-2 District are allowed only when it is an accessory to an existing principal permitted use on the same lot. All accessory uses must meet the procedures set forth in and regulated by §§ 153.110 et seq. (1) Outdoor seating accessory to a restaurant; (2) Trash enclosure service structure; (3) Attached smoking facility associated with principal use; (4) Agricultural seasonal sale; (5) Roof-mounted solar energy systems (meeting accessory structure requirements) according to § 153.307; (6) Other uses customarily associated with but subordinate to a permitted use as determined by the city; (7) Amateur radio antenna (subject to the amateur radio antenna standards in § 153.096(II)(9)). (E) Conditional uses. Subject to applicable provisions of this chapter, the following are conditional uses in the B-2 District (requires a conditional use permit based upon procedures set forth in and regulated by § 153.034): (1) Essential services, governmental buildings and storage, utility substations; (2) Kennel, commercial; Forest Lake (3) Light manufacturing; (4) Nursing home; (5) Open sales lot; (6) Place of worship and any columbarium constructed in connection therewith; (7) Recreation, commercial; (8) School; (9) Self-service storage; (10) Veterinary; (11) Warehousing and distribution; (12) Towers (see § 153.096); (13) Other uses similar to those permitted in this section as determined by the Planning Commission and City Council. (F) Interim uses. Subject to applicable provisions of this chapter, the following are interim uses in the B-2 District (requires an interim use permit based upon procedures set forth in and regulated by § 153.035). (1) Place of worship leasing space; (2) School facility leasing space; (3) Agricultural uses; (4) Uses as determined by the Planning Commission and City Council. (G) Lot size, setback, height, and coverage requirements. The following minimum requirements shall be observed in a B- 2 District subject to additional requirements, exceptions, and modifications set forth in this chapter. (1) Minimum lot requirements. (a) Lot size: 25,000 square feet; (b) Lot width: 100 feet. (2) Setbacks. (a) Front: 40 feet; (b) Side: No setback is required unless abutting a residential district; a setback of 35 feet shall then be required; (c) Rear: No setback is required unless abutting a residential district; a setback of 35 feet shall then be required. (3) Building height. All buildings shall be limited to no more than 3 stories with a maximum building height of 45 feet. (4) Maximum lot coverage. The total impervious surface shall not exceed 80%. (Ord. 596, passed 2-8-2010; Am. Ord. 646, passed 9-14-2015; Am. Ord. 651, passed 3-14-2016; Am. Ord. 694, passed 2- 10-2020; Am. Ord. 702, passed 2-22-2021) § 153.329 LIMITED INDUSTRIAL BUSINESS (B-3) DISTRICT. (A) Purpose. Limited Industrial Business (B-3) District is to provide a district that supports a mix of industrial and commercial development. (B) Design character. The overall character of the Limited Industrial Business (B-3) District is intended to have a low impact manufacturing/warehouse character. Industrial uses in this district shall be limited to those that can compatibly exist adjacent to both lower intensity business uses and high intensity manufacturing uses and can have limited amounts of truck traffic in comparison to high intensity industrial districts. Because this district abuts residential neighborhoods, B-3 uses are regulated in height, lot coverage, setbacks, landscaping, loading, and use type, so as to facilitate compatibility between these uses and residential development. (C) Permitted uses. Subject to applicable provisions of this chapter, the following are permitted uses in the B-3 District: (1) Club or lodge; (2) Day care facility, licensed; (3) Funeral home; (4) Garden supply stores and nursery yards; (5) Health/recreation facility; (6) Hotel; (7) Medical uses; (8) Motel; (9) Motor vehicle - convenience store, part sales, repair (major), repair (minor), service station, new auto dealership licensed, used auto dealership licensed, wash; (10) Office; (11) Plant nursery, commercial and wholesale; (12) Restaurant, fast food (with or without drive-thru) (13) Restaurant, full service (with or without drive-thru); (14) Retail/office/multi-tenant structure; (15) Retail sales and services; (16) School, specialty; (17) Truck stop; (18) Wholesale office and showroom; (19) Essential services, governmental buildings and storage, utility substations; (20) Light manufacturing; (21) Open sales lot; (22) Recreation, commercial; (23) Self-service storage; (24) Veterinary; (25) Warehousing and distribution; (26) Other uses similar to those permitted in this section as determined by the Planning Commission and City Council; (27) Brewery; (28) Micro distillery; (29) Taproom. (D) Interim uses. Subject to applicable provisions of this chapter, the following are interim uses in the B-3 District (requires an interim use permit based upon procedures set forth in and regulated by § 153.035). (1) Place of worship leasing space; (2) School facility leasing space; (3) Uses as determined by the Planning Commission and City Council. Forest Lake (E) Accessory uses. Subject to applicable provisions of this chapter, the following accessory uses in the B-3 District are allowed only when it is accessory to an existing principal permitted use on the same lot. All accessory uses must meet the procedures set forth in and regulated by §§ 153.110 et seq. (1) Essential services, governmental buildings and storage, utility substations; (2) Attached smoking facility associated with principal use; (3) Trash enclosure service structure; (4) Agricultural seasonal sales; (5) Roof-mounted solar energy systems, roof systems (meeting accessory structure requirements) according to § 153.307; (6) Other uses customarily associated with but subordinate to a permitted use as determined by the city; (7) Amateur radio antenna (subject to the amateur radio antenna standards in § 153.096(II)(9)). (F) Conditional uses. (1) Place of worship and any columbarium constructed therewith; (2) Kennel, commercial; (3) School, specialty; (4) Towers (see § 153.096); (5) Other uses similar to those permitted in this section as determined by the Planning Commission and City Council. (G) Lot size, setback, height, and coverage requirements. The following minimum requirements shall be observed in a B- 3 District subject to additional requirements, exceptions, and modifications set forth in this chapter. (1) Minimum lot requirements. (a) Lot size: 25,000 square feet; (b) Lot width: 100 feet. (2) Setbacks. (a) Front: 40 feet; (b) Side: No setback is required unless abutting a residential district; a setback of 35 feet shall then be required; (c) Rear: No setback is required unless abutting a residential district; a setback of 35 feet shall then be required. (3) Building height. All buildings shall be limited to a maximum height of 45 feet or 4 stories, whichever is less. (4) Maximum lot coverage. The total impervious surface shall not exceed 80%. (Ord. 596, passed 2-8-2010; Am. Ord. 646, passed 9-14-2015; Am. Ord. 651, passed 3-14-2016; Am. Ord. 702, passed 2- 22-2021) § 153.333 BUSINESS PARK (BP) DISTRICT. (A) Purpose. The purpose of the Business Park (BP) District is to: (1) Reserve larger areas for multi-use buildings, offices, wholesale showrooms, light manufacturing, research and development, training, limited retail uses, and uses accessory to conducting business within a coordinated, well-defined campus environment; (2) Protect business from incompatible and unrelated land uses intruding into the work environment; (3) Create an area to provide opportunities for higher technology business and other industries that may benefit from the accommodation of both office and light industrial uses on-site with internal and external amenities to benefit employees; (4) Provide for accessible business park opportunities near major highways and future transit corridors; (5) Preserve and utilize natural environmental features for office sites that are located next to or overlook public open space and trail uses, woodlands, and wetlands. (B) Design character. Development in this district shall establish and maintain high standards of site design, spatial relationships, proportions, building architecture, and landscape design that will create a high quality environment attractive to major employers. The design character of this district will be characterized by a high level of design, site amenities such as trails or open space, storm water management, and other modern techniques used to create a high-end office and industrial park. (C) Permitted uses. Subject to the applicable provisions of this chapter, the following are permitted uses in the BP District: (1) Offices; (2) Agricultural uses and operation as allowed in the AG Zoning District, in existence as of January 1, 2009; (3) Cafeterias not open to the general public; (4) Coffee shops, cafeterias, medical facilities, and athletic/fitness facilities if located within the principal structure; (5) Government offices/facilities; (6) Technical, vocational, business and college/university satellite facilities/schools; (7) Travel agencies; (8) Research and development; (9) Data processing; (10) Wholesale showroom; (11) Warehousing used in conjunction with offices or manufacturing facilities; (12) Retail sales, incidental to manufacturing of products produced on the site not to exceed 25% of the gross square footage of the first floor; (13) Telecommuting center; (14) Commercial printing; (15) Manufacturing; (16) Higher technology business uses including, but not limited to: the manufacturing, or assembly, of medical devices and equipment, telecommunications equipment, pharmaceuticals, computer or electronic products and software, aeronautical equipment or components; (17) Public utilities and essential government services; (18) Recreation, public; (19) Medical facility within principal building; (20) Athletic/fitness facility within principal building; (21) Other uses similar to those permitted in this section as determined by the Planning Commission and the City Council; (22) Brewery; (23) Micro distillery; (24) Taproom. (D) Accessory uses. Subject to applicable provisions of this chapter, the following accessory uses in the BP District are Forest Lake allowed only when they are accessory to an existing principal permitted use on the same lot. All accessory uses must meet the procedures set forth in and regulated by § 153.110 of this chapter. (1) Exterior employee break areas; (2) Bicycle and public or private transit shelters; (3) Trash enclosure service structure; (4) Information kiosks; (5) Gate security detached building; (6) Commercial overnight delivery drop box; (7) Attached smoking facility associated with principal use; (8) Solar energy systems, either roof or ground-mounted (meeting accessory structure requirements) according to § 153.307; (9) Other uses customarily associated with but subordinate to a permitted use as determined by the city; (10) Amateur radio antenna (subject to the amateur radio antenna standards in § 153.096(II)(9)). (E) Conditional uses. Subject to applicable provisions of this chapter, the following are conditional uses in the BP District (requires a conditional use permit based upon procedures set forth in and regulated by § 153.034 of this chapter). (1) Restaurant, fast food (no drive-thru); (2) Restaurant, full service (no drive-thru); (3) Day care, freestanding; (4) Health and fitness centers, freestanding; (5) Financial institutions and banks with drive-thru facilities; (6) Health care facilities; (7) Park and ride lots and transit hubs; (8) Full service hotels; (9) Radio and tv studios, sound stages, multi-media, post production studio and support facilities and equipment; (10) Towers (see § 153.096); (11) Outdoor storage tanks and equipment for products that are used in conjunction with the primary use; (12) Other uses similar to those permitted in this section as determined by the Planning Commission and the City Council. (F) Interim uses. Subject to applicable provisions of this chapter, the following are interim uses in the BP District (requires an interim use permit based upon procedures set forth in and regulated by § 153.035). (1) Place of worship leasing space. (2) School facility leasing space. (3) Uses as determined by the Planning Commission and City Council. (G) Lot size, setback height, and coverage requirements. The flowing minimum requirements shall be observed in a BP District subject to additional requirements, exceptions, and modifications set forth in this chapter. (1) Minimum lot requirements. (a) Lot size: 1 acre. (b) Lot width: 150 feet. (c) Front: 1. Arterials, as designated in the Comprehensive Plan: 75 feet from the right-of-way line or 150 feet from the centerline of the street, whichever is greater; 2. Collector: 30 feet from the public right-of-way; 3. Local: 30 feet from the public right-of-way. (d) Side: 1. Ten feet; 2. Abutting a street: 20 feet; 3. Abutting a residential district: 35 feet. (e) Rear: 20 feet (or if abutting a residential district, 60 feet). (2) Building height: maximum height is 6 stories or 65 feet. (3) Maximum impervious: 65%. (H) Expansion of legally established nonconforming residential uses. Legally established nonconforming single family and duplex residential uses may be expanded with a building permit. Such permitted expansions shall include the construction of detached accessory structures which shall comply with the applicable procedures and performance standards for detached accessory structures in this section. (Ord. 596, passed 2-8-2010; Am. Ord. 646, passed 9-14-2015; Am. Ord. 651, passed 3-14-2016; Am. Ord. 669, passed 12- 4-2017) § 153.332 INDUSTRIAL (I) DISTRICT. (A) Purpose. The Industrial (I) District is intended to provide an area where industrial, business service, and office uses may locate to provide a range of employment opportunities; to attract new development that will present a positive image to the community; and to provide locations with traffic management capabilities that can adequately handle the traffic generated within the district without disrupting traffic flows on nearby thoroughfares. (B) Design character. The overall design character of the Industrial (I) District is to present the least amount of impact on adjacent, less intensive land uses and to display a positive community image. Given the area’s proximity to the interstate and heavy industrial activity and truck traffic in these areas, development will be primarily auto-oriented. High quality design is required in this area because of its highly visible location. (C) Permitted uses. Subject to applicable provisions of this chapter, the following are permitted uses in the I District: (1) Industrial condominium/multi-tenant structure; (2) Manufacturing; (3) Medical; (4) Office; (5) Public airport and related facilities; (6) Public compost facility; (7) Recreation-public; (8) Research and technology center; (9) Warehousing and distribution; (10) Wholesaling. (D) Accessory uses. Subject to applicable provisions of this chapter, the following accessory uses in the I District are allowed only when it is accessory to an existing principal permitted use on the same lot. All accessory uses must meet the procedures set forth in and regulated by §§ 153.110 et seq. (1) Trash enclosure service structure; (2) Attached smoking facility associated with principal use; (3) Roof-mounted solar energy systems (meeting accessory structure requirements) according to § 153.307; (4) Amateur radio antenna (subject to the amateur radio antenna standards in § 153.096(II)(9)). (E) Conditional uses. Subject to applicable provisions of this chapter, the following are conditional uses in the I District (requires a conditional use permit based upon procedures set forth in and regulated by § 153.034): (1) Detached accessory structure; (2) Essential services, governmental buildings and storage, utility substations; (3) Kennel, commercial; (4) Recreation, commercial; (5) Recycling center; (6) Transportation/motor freight terminal; (7) Towers (see § 153.096); (8) Contractor’s yard in accordance with the performance standards listed in § 153.096(SS). (F) Interim uses. Subject to applicable provisions of this chapter, the following are interim uses in the I District (requires an interim use permit based upon procedures set forth in and regulated by § 153.035). (1) Place of worship leasing space; (2) School facility leasing space. (G) Lot size, setback, and height requirements. The following minimum requirements shall be observed in an I (Industrial) District subject to additional requirements, exceptions, and modifications set forth in this chapter. (1) Minimum lot requirements. With sewer and water Without sewer or city water Lot size: Forest Lake 1 acre 1 acre 10 acres Lot width*150 feet 300 feet * As measured at front yard setback line (2) Minimum setback requirements. Principal structure Accessory structure, detached Principal structure Accessory structure, detached Front yard: Arterial street 75 feet from right-of-way or 150 feet from centerline, whichever is greater 75 feet from right-of-way or 150 feet from centerline, whichever is greater Local/collect or street 30 feet from the public right-of-way 30 feet Side yard: Interior 10 feet 10 feet Abutting a side street 20 feet 30 feet Abutting a residential district 35 feet 35 feet Rear yard:20 feet 20 feet When abutting a residential district 60 feet 60 feet (3) Building height. All buildings shall be limited to a maximum height of 45 feet except for those properties in the Airport Overlay Zone. (H) Airport Requirements. Properties within the Airport Overlay District shall comply with the requirements in § 153.344. Additional standards may be enforced by the Airport Commission for building design. (Ord. 537, passed 11-8-2004; Am. Ord. 596, passed 2-8-2010; Am. Ord. 602, passed 11-8-2010; Am. Ord. 651, passed 3- 14-2016; Am. Ord. 726, passed 8-28-2023) § 153.334 DOWNTOWN MIXED USE (MU-1) DISTRICT. (A) Purpose. The purpose of the Downtown Mixed Use District is to establish a strong identity for downtown Forest Lake and provide for high density, compact mixed use development. The intent of the city is to preserve and enhance the downtown appearance with storefronts adjacent to the sidewalks and parking in the rear or side of the buildings. The city desires to encourage urban living options by allowing a full range of mixed uses within the downtown. (B) Design character. This district is characterized by a mix of older commercial and residential buildings and newer high density housing and retail buildings. New development in this district shall create a unifying identity and transition between different uses through high quality design, pedestrian amenities, compact development, and connections to public spaces. (C) Permitted uses. Subject to applicable provisions of this chapter, the following are permitted in the Downtown Mixed Use District. (1) Bank (no drive-thru); (2) Club or lodge; (3) Dwelling, multiple-family (apartment, condominium, cooperative, townhouse) when located above the street level floor; at a minimum density of 10 units and a maximum density of 15 units per acre; (4) Museums/art galleries; (5) Offices, public parking facilities and structures; (6) Public studios or performance theaters; (7) Recreation, public; (8) Restaurant, full service (no drive-thru); (9) Retail/office/multi-tenant structure; (10) Retail sales and services; (11) School, specialty; (12) Tavern or bar; (13) Brewery; (14) Micro distillery; (15) Taproom; (16) Medical uses. (D) Accessory uses. Subject to applicable provisions of this chapter, the following permitted accessory uses in the Downtown Mixed Use District are allowed only when it is accessory to an existing principal permitted use on the same lot. All accessory uses must meet the procedures set forth in and regulated by §§ 153.110 et seq. (1) Outdoor seating accessory to a restaurant; (2) Trash enclosure service structure; (3) Attached smoking facility associated with a principal use; (4) Structured parking (private); (5) Roof-mounted solar energy systems (meeting accessory structure requirements) according to § 153.307; (6) Public open space plaza, square or related uses; (7) Other uses customarily associated with but subordinate to a permitted use as determined by the city; (8) Amateur radio antenna (subject to the amateur radio antenna standards in § 153.096(II)(9)). (E) Conditional uses. (1) Bed and breakfast inn; (2) Drive-thru facilities for permitted uses, if provisions for vehicle stacking, vehicle maneuvering, outdoor speaker devices, and other related matters can be shown to be in keeping with the intent and character of the MU-1 District and compatible with surrounding uses; (3) Dwelling, multiple-family, row house style townhome; (4) Funeral home; (5) Hotel; Forest Lake (6) Marina, public/private; (7) Other uses similar to those permitted in this section as determined by the Planning Commission and City Council. (F) Lot size, setback, site design and height requirements. The following minimum requirements shall be observed in the MU-1 District subject to additional requirements, exceptions, and modifications set forth in this chapter. (1) Minimum lot requirements. (a) Lot size: No minimum. (b) Lot width: No minimum. (2) Setbacks. No setbacks are required unless adjacent to a residential district, where the setback shall be a minimum of 35 feet. Buildings shall be set at the property line to create a traditional downtown environment; however, exception can be made to provide for courtyards, outside seating, or larger entry ways as provided in division (H) below. (3) Site design. (a) Building frontage. 1. At least 65% of the street frontage of any lot shall be occupied by building facades at the property line. In addition, on corner lots, a minimum of the first 50 feet of the lot frontage on either side of a street intersection must be occupied by buildings set at the property line. Parking or other space open to the sky is not allowed within this first 50 feet. 2. On lots with more then 1 street frontage (corners), the building shall be located to meet the 65% street frontage requirement on both streets. 3. The building frontage requirement may be met either with an enclosed building or an arcade constructed with a permanent roof of the same materials as the remainder of the building. 4. At least the first and second floor must meet the building frontage requirement. Arcades at street level and terracing of building facades above the second floor are encouraged. 5. Wherever a surface parking area faces a street frontage, such frontage shall be screened with a decorative wall, railing, hedge, or a combination of these elements to a minimum height of 2-1/2 feet and a maximum height of 3-1/2 feet above the level of the parking lot at the build to line. (b) Drive-thru or drive-in lanes are not allowed within the build-to-line or in front of any building; but must be located to the side or rear of a building. (c) To provide linkages to parking and the lakefront, all businesses shall provide a primary entrance at both the front and the rear of the building. (d) Rear facing windows and doors shall be provided on all structures to promote use of off-street parking lots and create connections to the Hardwood Creek Trail and the lakefront. (4) Building height. The minimum building height shall be 25 feet or 2 stories while the maximum building height on all buildings shall be 45 feet or 4 stories. (G) Parking requirements. Parking for residential units in the MU-1 District shall be provided underground and shall be calculated as required under § 153.125. The residential parking spaces shall be specifically reserved for the use of residents and visitors only, separate from any commercial, office or other uses on-site or nearby and shall not be counted as part of any shared parking or joint parking arrangement. (H) Building design requirements. To maintain the character of the downtown area, the MU-1 District is subject to the following standards to reflect the character of the district. The design standards are explained in further detail and illustrated in the Forest Lake Design Requirements Manual. (1) All new building fronts and 100% refacing of existing buildings shall include a minimum of 4 of the following elements: (a) Architectural detailing, such as cornice, awning, parapet, or columns; (b) A minimum of 30% window coverage on each front that faces a street; (c) Contrasting, yet complementary material colors; (d) A combination of horizontal and vertical design features; (e) Irregular building shapes; (f) Horizontal offsets of at least 4 feet in depth; (g) Vertical offsets in the roofline of at least 4 feet; (h) Fenestration at the first floor level which is recessed horizontally at least 1 foot into the facade; (i) Using remaining 35% street frontage (if available based on building design) provide a variation in setback at a minimum of 5 feet to provide open plaza, seating area or expanded building entry; (j) Other architectural features in the overall architectural concept. (2) Visual interest and building design. (a) Buildings may be designed in a variety of styles but must relate to surrounding buildings and the overall downtown character. (b) Architectural styles, materials, color, and detailing should be used to provide continuity of design elements. (c) Building massing, scale, and height will be varied within a block. (d) Bay widths of more than 24 feet shall be designed with architectural detailing to achieve an appearance of bay widths of no more than 24 feet. Building jogs, column spacing, width of window bays, placement of windows and variation in roof height lines, and setback and similar design can be used to achieve this requirement. (e) Buildings shall be finished in acceptable tones and colors, such as dark earth tones and muted colors. Brighter colors shall be used sparingly only for trim and details. (f) Multi-story buildings shall have the ground floor distinguished from the upper floors (used to identify separate tenants) by having 1 or more of the following: 1. Awning; 2. Trellis; 3. Arcade; 4. Window lintels; 5. Intermediate cornice line; 6. Brick detailing such as quoins or corbels. (g) Building fronts. Building fronts shall include a minimum of 2 of the following elements: 1. Recessed entries; 2. Canopies; 3. Window boxes; 4. Narrow (4 feet or less) windows; 5. Recessed or projected windows and transoms. (h) Building roofs. Acceptable building roof designs include flat, pitched, or curved. Buildings shall include a variety of roof lines within a block. Mansard roofs and mansard style roofs are not permitted except for mansard styled cornices. Building roofs shall incorporate a minimum of 1 of the following elements: 1. Parapets or cornices; 2. Varying building heights; 3. Sloped roofs where the historical character of the original building dictates. (i) Residential uses on first floors. Whenever residential uses are included on the first floor of a building, the first floor elevations shall be a minimum of 2 feet 6 inches above the sidewalk elevations immediately adjacent to the front of the residential unit to ensure the residential unit is raised from the public space. In addition, each first floor unit must have an individual private entrance at the street level with private courtyard enclosure. (3) Accent materials. Accent materials shall be wrapped around walls visible from public view. Where a mixed use building is visible from a public road all elevations shall be architecturally treated. Accent material shall consist of materials comparable in grade and quality to the primary exterior material. Such materials may include glass, prefinished decorative metal, and fiber cement trim, soffit, and fascia. (a) Major exterior materials of all walls including face brick, stone, glass, stucco, synthetic stucco, fiber cement vertical panel siding, architectural concrete, and precast panels shall be acceptable as the major exterior wall surface when they are incorporated into an overall design of the building. Major materials must cover at least 60% of the exterior. Brick shall not be painted. (b) Fiber cement seam lines shall be architecturally integrated into the building design so that they are not visible. Seam lines can be filled, covered by other accent material or other method thereby making the seam lines invisible. Color impregnated decorative block shall also be allowed as a major exterior wall material and shall be required to be sealed. All materials shall be color impregnated except that architectural concrete precast panel systems and fiber cement siding may be painted. (c) Restricted exterior materials. Unadorned pre-stressed concrete panels, whether smooth or raked, non-decorative concrete block, sheet metal, unfinished metal, and/or galvanized or unfinished aluminum surfaces (walls or roofs) shall not be used as exterior materials. This restriction shall apply to all principal structures and to all accessory buildings except those accessory buildings not visible from any property line. No more than 25% of any exterior wall on a building shall be fiber cement siding, wood, or metal accent material. (I) Screening. (1) Rooftop mechanical. The view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities abutting a street on buildings shall be screened from the ground level view. Screening may include parapet walls, penthouses, or other architecturally integrated elements. Wood fencing or chain link with slats shall not be used for screening. A cross-sectional drawing shall be provided that illustrates the sight lines from the ground level view. (2) Screening adjoining residential use. Wherever a Mixed Use (MU) District abuts, or is across the street from an Residential (R) District, a berm, fence, or screening consisting of compact evergreen trees or hedge or a combination thereof, not less than 80% opaque at time of installation, nor less than 6 feet in height, except adjacent to a street where it shall be not less than 3 feet nor more than 4 feet in height shall be erected or installed and maintained. All screening shall comply with § 153.146 of this chapter. (3) Screening adjoining non-residential parking and driveways. Any off-street parking area for business, industrial, or other non-residential use containing more than 6 parking spaces shall be screened as required herein. (4) Trash enclosure service structure. All trash enclosures or other accessory structures shall be constructed of the same materials and colors as the principal building. (J) Exterior storage. All exterior storage of material and equipment related to, located on, and used by any business or other non-residential use shall be stored within a building or fully screened, as required herein, so as not to be visible from streets, highways, or neighboring property, with the exception of the following: (1) Materials and equipment currently being used for construction on the premises. (K) Landscape design. All landscaping shall comply with § 153.230 et seq. of this chapter. Plant materials shall be used to enhance and delineate the existing downtown environment, to enhance the pedestrian environment, and to improve the connection between Lake Street and the lakefront. (1) Plant materials used shall demonstrate an adaptability to urban conditions, including salt spray, storm water runoff, and reflected pavement glare and heat. (2) Plant materials shall be free of hazards such as thorns, fruit, or nuts that may pose safety or maintenance concerns for this pedestrian-oriented environment. (3) Plant materials shall be located so that no impacts occur to overhead or underground utilities, traffic flow and internal circulation, and emergency and maintenance access. (4) Planting areas should be located and designed to avoid visual interference with public signage and private commercial communication. (5) Plant materials shall be arranged to provide focal points on the site, and concentrated to signify key site locations such as the primary building entrance, site entrance, around signage and along pedestrian walkways. (L) Pedestrian environment. Pedestrian connections to the surrounding neighborhood shall be incorporated into Downtown Mixed Use Development. (1) Pedestrian amenities shall be included in places where people typically gather, including but not limited to, transit stops, building entrances, street corners and abutting bike, or pedestrian trail connections. These spaces must include at least 2 of the following: (a) Patterned materials on walkways; (b) Benches; (c) Decorative trash receptacles; (d) Drinking fountains; (e) Pedestrian lighting; (f) Fountains, sculptures, mobiles, or kiosks; (g) Street trees, flower boxes, or container landscaping. (M) Parking. Parking lots and driveways, including alleys, shall be developed with alternative paving materials, colors, or textures to create a sense of separateness from the public street and encourage slower speeds. (N) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the Downtown Mixed Use District shall be used to increase visibility, security, and aesthetic appeal of nighttime landscapes. Light fixtures will be used to unify the downtown area. (1) Lighting fixtures shall be compatible with the architecture of the building. (2) Shoe-box style lighting shall only be permitted in parking areas (private). (3) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (O) Signage. In addition to the signage requirements presented in §§ 153.205 et seq., signage in the Downtown Mixed Use District shall: (1) Be distinct and minimal to reduce visual sign clutter; (2) Be designed in a manner that is consistent with other signage in the district to reflect a unified district character. (P) Compliance. (1) All new construction shall fully comply with the requirements in § 153.324. (2) Complete building face lift combined with a building addition shall fully comply with the requirements in § 153.324. (3) Other existing building and site improvements shall comply with the standards in § 153.054. (Q) Expansion of legally established nonconforming residential uses. Legally established nonconforming single family and duplex residential uses may be expanded with a building permit. Such permitted expansions shall include the construction of detached accessory structures which shall comply with the applicable procedures and performance standards for detached accessory structures in this section. (Ord. 596, passed 2-8-2010; Am. Ord. 646, passed 9-14-2015; Am. Ord. 651, passed 3-14-2016; Am. Ord. 669, passed 12- 4-2017; Am. Ord. 698, passed 11-9-2020) § 153.335 GENERAL MIXED USE (MU-2) DISTRICT. (A) Purpose. The purpose of the General Mixed Use (MU-2) District is to provide an area for compact, walkable, mixed use development along key community corridors and to support high quality development and site flexibility due to the unique site conditions in these areas. The mixture of land uses within the district is essential to establishing the level of vitality and intensity needed to support retail and service uses. A combination of retail, office, service, and residential uses are encouraged although not required. Buildings may also be entirely residential. The mix of uses can occur vertically and horizontally. The placement of building and the relationship of the building, parking, landscaping, and pedestrian spaces is essential to creating the pedestrian-friendly environment envisioned for the MU-2 District. The standards in this section are reinforced within the Design Manual through pictures and graphics representing the intent of this section. (B) Design character. The character of the General Mixed Use District shall reflect high quality design due to the high visibility of these areas. Although development in this mixed use district will be more auto-oriented in design than the traditional Downtown Mixed Use District, pedestrian connections and amenities will still be required to provide connections to existing and future planned trails and to provide for safe pedestrian circulation within the site. Landscaping, signage, and architectural details shall be used to unify sites within each of the General Mixed Use areas in Forest Lake. (C) Permitted uses. Subject to applicable provisions of this chapter, the following are permitted in the General Mixed Use District: (1) Bank (without drive-thru); (2) Club or lodge; (3) Dwelling, multiple-family (apartment, condominium, cooperative, townhouse) at a minimum density of 10 and maximum of 15 units per acre; (4) Dwelling, multiple-family, row house style townhomes; (5) Essential services, government buildings; (6) Existing auto sales, new and used as of the date of the adoption of this chapter; (7) Existing minor auto repair as of the date of the adoption of this chapter and according to the standards set forth in § 153.324; (8) Hotel; (9) Health recreation facility; (10) Medical uses; (11) Museums/art galleries; (12) Movie theatres; (13) Offices; (14) Restaurants, full service; (15) Restaurants, fast food; (16) Retail/office/multi-tenant structure; (17) Retail sales and services; (18) Tavern or bar; (19) Brewery; (20) Micro distillery; (21) Taproom; (22) Motor vehicle part sales. (D) Accessory uses. Subject to the applicable provisions of this chapter, the following permitted accessory uses in the General Mixed Use District are allowed only when it is an accessory to an existing principal permitted use on the same lot. All accessory uses must meet the procedures set forth in and regulated by §§ 153.110 et seq. (1) Outdoor seating accessory to a restaurant; (2) Public open space plaza, square or other related uses; (3) Trash enclosure service structure; (4) Attached smoking facility associated with a principal use; (5) Structured parking; Forest Lake (6) Other uses customarily associated with but subordinate to a permitted use as determined by the Planning Commission and City Council; (7) Amateur radio antenna (subject to the amateur radio antenna standards in § 153.096(II)(9)). (8) On-site removal and installation of minor motor vehicle parts, including batteries, exterior vehicle lights, and windshield wiper blades, and other similarly minor installations that: (a) Are incidental to a retail sale; (b) Are not time intensive; (c) Do not cause obnoxious noise or odor; and (d) Do not require lifting any part of the vehicle or removing doors or fenders. (E) Conditional uses. Subject to the applicable provision of this chapter, the following are conditional uses in the General Mixed Use District (requires a conditional use permit based upon procedures set forth in and regulated by § 153.034 of this chapter). (1) Place of worship; (2) Drive-thru lanes for permitted uses if provisions for vehicle stacking, vehicle maneuvering, outdoor speaker devices, appearance and lighting of outdoor menu boards, and other related matters can be shown to be in keeping with the intent and character of the MU-2 District and compatible with surrounding uses; (3) Motor fuel stations; (4) Schools, specialty; (5) School; (6) Other uses similar to those permitted in this section as determined by the Planning Commission and City Council. (F) Interim uses. Subject to the applicable provisions of this chapter, the following are interim uses in the General Mixed Use District (requires an interim use permit based upon procedures set forth and regulated by § 153.035 of this chapter). (1) Place of worship in leased premises. (2) Other uses as determined by the Planning Commission and City Council. (G) Lot size, setback, site design, and height requirements. (1) Minimum lot size requirements. The following minimum requirements shall be observed in the MU-2 District subject to additional requirements, exceptions, and modifications set forth in this chapter. (a) Minimum lot requirements: 1. Lot size: 25,000 square feet. 2. Lot width: 150 feet. (b) Setbacks: 1. Front: 20 feet from public roadways and 30 feet from Highway 61. 2. Side: No setback is required unless abutting a residential district; a setback of 35 feet shall then be required. 3. Rear: No setback is required unless abutting a residential district; a setback of 35 feet shall then be required. (H) Site design. (1) Orient and consolidate structures to complement existing, adjacent development to create a coordinated and visually attractive mixed use setting. (2) Site planning shall respect the relationship of the site to the existing and proposed buildings and streets and major roadways including Highway 61. (3) Buildings with frontage on a primary street shall orient front facades parallel to the primary street. (4) Align the building front facade with adjacent buildings to promote visual continuity from the public right-of-way, unless site or use constraints are prohibitive. (5) Buildings shall have a clearly defined primary pedestrian entrance at street level. (6) Wherever a surface parking area faces a street frontage, such frontage shall be screened with a decorative wall, railing, hedge, or a combination of these elements to a minimum height of 2-1/2 feet and a maximum height of 3-1/2 feet above the level of the parking lot at the build to line. (7) Drive-thru or drive-in lanes are not allowed within the front of any buildings. They must be located to the side or rear of a building. (8) Maximum impervious coverage. The total lot coverage shall not exceed 80% impervious. (I) Building height. (1) Maximum height on all buildings shall be 45 feet or 4 stories. (2) Where multiple buildings are proposed on a single site the buildings shall be designed with varying heights while meeting the following minimum standards: (a) Buildings at the front setback line along Highway 61 shall have a minimum height of 15 feet for 60% of the building length with a maximum height of 25 feet. Buildings set back from Highway 61 (not meeting the minimum front yard setback to Highway 61) shall have a minimum height of 25 feet for 60% of the building length in order to provide visibility. (J) Parking requirements. (1) Parking for residential units in the MU-2 District shall be provided underground and shall be calculated as required under § 153.132. The residential parking spaces shall be specifically reserved for the use of residents and visitors only, separate from any commercial, office or other uses on-site or nearby and shall not be counted as part of any shared parking or joint parking arrangement. (2) Parking for non-residential uses in the MU-2 District shall be calculated under §§ 153.125 through 153.132. Shared parking arrangements as provided in § 153.130 are encouraged provided that such shared parking is fully connected between sites for automobiles and pedestrians. (K) Building design requirements. To maintain the character of the downtown area the MU-2 District is subject to the following standards to reflect the character of the district. The design standards are explained in further detail and illustrated in the Forest Lake Design Requirements Manual. (1) All new building fronts (single-story or multi-story) and 100% refacing of existing buildings, shall include a minimum of 4 of the following elements: (a) Architectural detailing, such as cornice, awning, parapet, or columns; (b) A visually pleasing primary front entrance that, in addition to doors, shall be accented a minimum of 150 square feet around the door entrance for single-occupancy buildings and a minimum of 300 square feet total for the front of multi- tenant buildings (this area shall be counted as 1 element). Entrances shall be clearly articulated and obvious from the street; (c) A minimum of 30% window coverage on each front that faces a street; (d) Contrasting, yet complementary material colors; (e) A combination of horizontal and vertical design features; (f) Irregular building shapes; (g) Horizontal offsets of at least 4 feet in depth; (h) Vertical offsets in the roofline of at least 4 feet; (i) Fenestration at the first floor level which is recessed horizontally at least 1 foot into the facade; (j) Other architectural features in the overall architectural concept. (2) Multi-story buildings shall have the ground floor distinguished from the upper floors by having 1 or more of the following: (a) Awning; (b) Trellis; (c) Arcade; (d) Window lintels; (e) Intermediate cornice line; (f) Brick detailing such as quoins or corbels. (3) Residential uses on first floors. Whenever residential uses are included on the first floor of a building the first floor elevation shall be a minimum of 2 feet 6 inches above the sidewalk elevations immediately adjacent to the front of the residential unit to ensure the residential unit is raised from the public space. In addition, each first floor unit must have an individual private entrance at the street level with private courtyard enclosure. (4) Any exterior building wall adjacent to or visible from a public street, public open space or abutting property may not exceed 50 feet in length without significant visual relief consisting of 1 of the following: (a) The facade shall be divided architecturally by means of significantly different materials or textures; (b) Horizontal offsets of at least 4 feet in depth; (c) Vertical offsets in the roofline of at least 4 feet; or (d) Fenestration at the first floor level that is recessed horizontally at least 1 foot into the facade. (5) Accent materials. Accent materials shall be wrapped around walls visible from public view. Where a mixed use building is visible from a public road all elevations shall be architecturally treated. Accent material shall consist of materials comparable in grade and quality to the primary exterior material. Such materials may include glass, prefinished decorative metal, and fiber cement trim within soffit and fascia areas. (6) Major exterior materials of all walls including face brick, stone, glass, stucco, synthetic stucco, fiber cement vertical panel siding, architectural concrete, and precast panels shall be acceptable as the major exterior wall surface when they are incorporated into an overall design of the building. Major materials must cover at least 60% of the exterior. (7) Fiber cement seam lines shall be architecturally integrated into the building design so that they are not visible. Seam lines can be filled, covered by other accent material or other method thereby making the seam lines invisible. Color impregnated decorative block shall also be allowed as a major exterior wall material and shall be required to be sealed. All materials shall be color impregnated with the exception of architectural concrete precast panel systems and fiber cement siding which may be painted. (8) Restricted exterior materials. Unadorned pre-stressed concrete panels, whether smooth or raked, non-decorative concrete block, sheet metal, unfinished metal, and/or galvanized and unfinished aluminum surfaces (walls or roofs) shall not be used as exterior materials. This restriction shall apply to all principal structures and to all accessory buildings except those accessory buildings not visible from any property line. No more than 25% of any exterior wall on a building shall be fiber cement siding, wood, or metal accent material. (9) Building roofs. Mansard or mansard style roofs are not permitted except for mansard style cornices. Acceptable designs include flat, pitched, or curved. Building roof styling shall incorporate a minimum of 1 of the following elements: (a) Parapets or cornices; (b) Varying building height and variety of roof lines (while meeting requirements in division (D)). (L) Screening. (1) Rooftop mechanical equipment. The view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities abutting a street on buildings shall be screened from the ground level view. Screening may include parapet walls, penthouses, or other architecturally integrated elements. Wood fencing or chain link with slats shall not be used for screening. A cross-sectional drawing shall be provided that illustrates the sight lines from the ground level view. (2) Screening adjoining residential use. Wherever a Mixed Use (MU) District abuts, or is across the street from an Residential (R) District, a berm, fence, or screening consisting of compact evergreen trees or hedge or a combination thereof, not less than 80% opaque at time of installation, nor less than 6 feet in height, except adjacent to a street where it shall be not less than 3 feet nor more than 4 feet in height shall be erected or installed and maintained. All screening shall comply with § 153.146 of this chapter. (3) Ground mechanical equipment. Ground mechanical equipment shall be 100% screened from contiguous properties and adjacent streets by opaque landscaping or screen wall compatible with the architectural treatment of the principal structure. (4) Trash enclosure service structure. All exterior trash enclosures or other accessory structures shall be constructed of the same materials and colors as the principal building. (M) Exterior storage. All exterior storage of material and equipment related to, located on, and used by any business or other non-residential use shall be stored within a building or fully screened so as not to be visible from streets, highways, or neighboring property, with the exception of the following: (1) Merchandise being displayed for sale or rental as of the adoption of this section; (2) Materials and equipment currently being used for construction on the premises; (3) Merchandise located on service station pump islands. (N) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the MU-2 District shall also be subject to the following requirements: (1) Decorative style lighting a maximum of 14 feet in height shall be used to illuminate all site areas with the exception of parking areas. (2) Shoe-box style lighting shall only be permitted in parking areas. (3) Lighting fixtures shall be compatible with the architecture of the building. (4) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (O) Landscape design. In addition to the landscape requirements presented in § 153.230, plant materials shall be used to create a unified and attractive mixed use environment. (1) Planting areas should be located and designed to avoid visual interference with public signage and private commercial communication. (2) Plant materials shall be arranged to provide focal points on the site, and concentrated to signify key site locations such as the primary building entrance, site entrance, around signage, along pedestrian walkways, and along the perimeter of the building. (P) Signage. In addition to the sign requirements presented in §§ 153.205 et seq., signs in the MU-2 District shall also be subject to the following requirements: (1) To reduce visual sign clutter, signage shall be distinct and minimal. (2) Monument sign bases shall be constructed of similar materials, style, and color as that of the principal building. (3) Signage shall be designed in a manner consistent with this chapter, and as illustrated in the Forest Lake Design Requirement Manual. (Q) Compliance. (1) All new construction shall fully comply with the requirements in § 153.324. (2) A complete building face lift combined with a building addition shall fully comply with the requirements in § 153.324. (3) Other existing building and site improvements shall comply with the standards in § 153.054. (R) Expansion of legally established nonconforming residential uses. Legally established nonconforming single family and duplex residential uses may be expanded with a building permit. Such permitted expansions shall include the construction of detached accessory structures which shall comply with the applicable procedures and performance standards for detached accessory structures in this section. (Ord. 596, passed 2-8-2010; Am. Ord. 598, passed 7-26-2010; Am. Ord. 628, passed 5-13-2013; Am. Ord. 646, passed 9- 14-2015; Am. Ord. 651, passed 3-14-2016; Am. Ord. 669, passed 12-4-2017; Am. Ord. 702, passed 2-22-2021) § 153.324 MINIMUM STANDARDS FOR DESIGN: APPLICABLE TO ALL COMMERCIAL/BUSINESS DISTRICTS (NC, B- 1, B-2). To ensure attractive commercial/business development, the following design standards shall apply to all commercial/business development in the Neighborhood Commercial (NC), Broadway Business (B-1), and Highway Business (B-2) Districts. (A) Visual interest and building materials. (1) All new building fronts and refacing of existing buildings shall include a minimum of 3 of the following elements: (a) Architectural detailing, such as cornice, awning, parapet, or columns; (b) A visually pleasing primary front entrance that, in addition to doors, shall be accented a minimum of 150 square feet around the door entrance for single-occupancy buildings and a minimum of 300 square feet total for the front of multi- tenant buildings (this area shall be counted as 1 element). Entrances shall be clearly articulated and obvious from the street; (c) A minimum of 30% window coverage on each front that faces a street or similar based on requirements in § 153.306(E)(1); (d) Contrasting, yet complementary material colors; (e) A combination of horizontal and vertical design features; (f) Irregular building shapes; (g) Other architectural features in the overall architectural concept. (2) No wall shall exceed 50 feet in length without at least 1 visual interest element, such as windows, horizontal and vertical facade articulation, contrasting material colors, vertical or horizontal patterns. (3) Accent materials. Accent materials shall be wrapped around walls visible to public view. Accent material shall consist of materials comparable in grade and quality to the primary exterior material. Such materials may include glass and prefinished decorative metal. Fiber cement may also be used as accent materials for the trim, soffit, and/or fascia. (4) Major exterior materials of all walls including face brick, stone, glass, stucco, synthetic stucco, fiber cement vertical panel siding, architectural concrete, and precast panels shall be acceptable as the major exterior wall surface when they are incorporated into an overall design of the building. No more than 25% of any exterior wall on a building shall be fiber cement siding, wood, or metal accent material. (5) Fiber cement seam lines shall be architecturally integrated into the building design so that they are not visible. Seam lines can be filled, covered by other accent material or other method thereby making the seam lines invisible. Color impregnated decorative block shall also be allowed as a major exterior wall material, and shall be required to be sealed. All materials shall be color impregnated with the exception of architectural concrete precast panel systems (only within the B-2 District) and fiber cement siding which may be painted. (6) Restricted exterior materials. Unadorned pre-stressed concrete panels, whether smooth or raked, non-decorative concrete block, sheet metal or unfinished metal, and/or galvanized or unfinished aluminum surfaces (walls or roofs) shall not be used as exterior materials. This restriction shall apply to all principal structures and to all accessory buildings. (7) Roofs. Roofs which are exposed or an integral part of the building aesthetics shall be constructed only of commercial grade shingles, wood shingles, standing seam metal, slate, tile, or copper. Flat roofs, which are generally parallel with the first floor elevation, are not subject to these material limitations. (B) Screening. (1) Rooftop mechanical equipment. The view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities on buildings shall be screened from the ground level view of abutting streets. Screening may include parapet walls, penthouses, or other architecturally integrated elements. Wood fencing or chain link with slats shall not be used for screening. A cross-sectional drawing shall be provided that illustrates the sight lines from the ground level view. (2) Ground mechanical equipment. Ground mechanical equipment shall be 100% screened from contiguous properties and adjacent streets by opaque landscaping, or a screen wall shall be provided that is compatible with the architectural treatment of the principal structure. (3) Screening adjoining residential use. Wherever a commercial or non-residential use abuts, or is across the street from an R Residential District, a berm, fence, or screening comprised of compact evergreen trees or hedge or combination thereof, not less than 80% opaque at time of installation and not less than 6 feet in height, except adjacent to a street where it shall be not less than 3 feet and not more than 4 feet in height shall be erected or installed and maintained. The light from automobile headlights and other sources shall be 100% screened whenever it may be directed onto adjacent residential windows. All screening shall comply with § 153.146 of this chapter. (4) Trash enclosure service structure. All trash, recyclable materials, and trash and recyclable materials handling equipment and compactors shall meet the requirements of § 153.257 and shall be screened from public view. All trash enclosure service structures shall be constructed of the same materials as the principal building. Forest Lake (C) Pedestrian environment. Pedestrian connections to the surrounding neighborhood shall be incorporated into all commercial development. (1) Pedestrian amenities shall be included in places where people typically gather, including but not limited to, transit stops, building entrances, street corners, or abutting bike or pedestrian trail connections. These spaces must include at least 2 of the following: (a) Patterned materials on walkways (on-site); (b) Bicycle racks; (c) Trash receptacles (decorative); (d) Pedestrian lighting; (e) Fountains, sculptures, mobiles, kiosks, or banners; (f) Flower boxes or container landscaping. (2) Sidewalk connections shall be provided to and through the development to existing and planned trails, sidewalks, and adjacent properties, where access exists or reasonable connections are possible. Clear internal pedestrian circulation routes shall be provided on the site. (D) Parking and vehicular circulation. Parking areas in all commercial districts shall be subject to the following design standards and requirements in § 153.132: (1) Parking orientation shall minimize visual and noise impacts on adjacent properties. (2) To the maximum extent feasible, parking shall be located behind or to the side of a building in a landscaped parking area and screened from view from public rights-of-way through landscaping, berms, or low walls. Structured parking, integrated with the building’s architectural design, is encouraged. (3) Parking areas shall be safe and convenient for both the movement of vehicles and customers. (4) Vehicle circulation on-site shall be clearly organized to facilitate movement into and throughout parking areas. (5) On corner lots, parking shall not be located on the corner. (6) Service access areas shall be located in the rear of the property, outside of view from public rights-of-way. Buildings within a development should share services areas to the extent practical. (7) Circulation and parking for service areas shall be designed to minimize disruption to the flow of vehicular and pedestrian traffic. (8) Development sites where uses require multiple deliveries shall provide separate customer and service access drives where possible. (E) Exterior storage. All exterior storage of material and equipment related to, located on, and used by any business shall be stored within a building or screened, as required herein, so as not to be visible from streets, highways, or neighboring property, with the exception of the following: (1) Merchandise being displayed for sale or rental; (2) Materials and equipment currently being used for construction on the premises; (3) Merchandise located on service station pump islands and along front length of the building. (F) Neighborhood Commercial design standards. In addition to the minimum design standards applicable to all commercial districts, Neighborhood Commercial Districts shall also be subject to the following standards to reflect the character of the Neighborhood Commercial District. The design standards are explained in further detail and illustrated in the Forest Lake Commercial Design Manual. (1) Building design. New buildings adjacent to existing buildings or residential neighborhoods shall appear to have similar scale and design elements as the neighboring buildings at a residential scale and character. Buildings fronts shall include 3 of the following elements: (a) Articulation of facades into house-size segments; (b) Residential scale building modules similar to adjacent buildings; (c) Similar facade proportions to those on neighboring buildings; (d) Residential scale building components such as porches, patios, decks, columns and balconies; (e) A roof configuration which reflects traditional residential structures and is pitched such as gable, hip, or shed; (f) Display windows a minimum of 6 feet in height shall exist along at least 50% of the linear length of the building front. (2) Landscape design. Landscaping shall be used to unify, soften, and screen neighborhood commercial projects. Landscaping in the Neighborhood Commercial District shall incorporate the following elements in addition to the requirements in §§ 153.230 through 153.238. (a) Incorporate unique and significant existing trees into the landscape design. See § 153.295. (b) Use a wide variety of plants in informal arrangements. (c) Landscaping shall be arranged and grouped to signify key site locations, such as building and site entrances, walkways, and around monuments. (d) Use layering to promote informality with a variety of plants with differing mature heights. (e) Use of plants or trees that have seasonal color. (3) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the NC District shall be subject to the following regulations: (a) Decorative style lighting a maximum of 14 feet in height shall be used to illuminate all site areas with the exception of parking areas. (b) Shoe-box style lighting shall only be permitted in parking areas. (c) Decorative lighting appropriate to this district is illustrated in the Commercial Design Manual. (d) Lighting fixtures shall be compatible with the architecture of the building. (e) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (4) Signage. In addition to the sign requirements presented in § 153.205, signs in the NC District shall also be subject to the following requirements: (a) To reduce visual sign clutter, signage shall be distinct and minimal. (b) Monument sign bases shall be constructed of similar materials, style, and color as that of the principal building. (c) Signage shall be designed in a manner that is consistent with the requirements of this chapter and as illustrated in the Forest Lake Design Requirement Manual. (G) Broadway Business (B-1) District design standards. In addition to the minimum design standards applicable to all commercial/business districts, the Broadway Business District shall also be subject to the following standards to reflect the character of the district. The design standards are explained in further detail and illustrated in the Forest Lake Commercial Design Manual. (1) Site layout. (a) Orient and consolidate structures to complement existing, adjacent development and to create a coordinated and visually attractive commercial district setting. (b) Site planning shall respect the relationship of the site to existing and proposed buildings and streets. (c) Buildings with frontage on a primary street shall orient front facades to parallel the primary street. (d) Align the building front facade with adjacent buildings to promote visual continuity from the public right-of-way, unless site or use constraints are prohibitive. (e) Buildings shall have a clearly defined primary pedestrian entrance at street level. (f) Parking orientation shall minimize visual and noise impacts on adjacent properties. (g) To the maximum extent feasible, parking shall be located behind or to the side of a building in a landscaped parking area and screened from view from public rights-of-way and adjacent residential districts. (h) On corner lots, parking shall not be located on the corner. (2) Building design. Bay widths of more than 24 feet shall be designed with architectural detailing to achieve an appearance of bay widths of no more than 24 feet. Building articulation, column spacing, width of window bays, placement of windows, and variation in roof height lines and setback and similar design can be used to achieve this requirement. (3) Landscaping. In addition to the landscaping requirements presented in §§ 153.230 through 153.238, landscaping in the B-1 District shall also be subject to the following requirements: (a) Use predominately native materials and well-adapted plant species to create an attractive environment along the edges of each development parcel. (b) Use landscaping to buffer objectionable views, to break up the apparent size and monotony of parking areas, and to screen service areas and ground mechanical equipment. Parking shall be screened from the public right-of-way through landscaping, berms, or low walls. (c) Window boxes, hanging flower baskets, and planters shall be used to identify primary entrances. (4) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the B-1 District shall be subject to the following regulations: (a) Decorative style lighting a maximum of 14 feet in height shall be used to illuminate all site areas with the exception of parking areas. (b) Shoe-box style lighting shall only be permitted in parking areas. (c) Decorative lighting appropriate to this district is illustrated in the Forest Lake Design Requirement Manual. (d) Lighting fixtures shall be compatible with the architecture of the building. (e) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (5) Signage. In addition to the sign requirements presented in §§ 153.205 et seq., signs in the B-1 District shall also be subject to the following requirements: (a) To reduce visual sign clutter, signage shall be distinct and minimal. (b) Monument sign bases shall be constructed of similar materials, style, and color as that of the principal building. (c) Signage shall be designed in a manner that is consistent with code requirements and as illustrated in the Forest Lake Design Requirement Manual. (H) Highway Business (B-2) District design standards. In addition to the minimum design standards applicable to all commercial/business districts, the B-2 District shall also be subject to the following standards to reflect the character of the district. The design standards are explained in further detail and illustrated in the Forest Lake Design Requirement Manual. (1) Site layout. (a) Building entries shall face the primary street adjacent to the project and face the parking areas serving the site. (b) Decorative and/or landscaped cart corrals should be placed throughout the parking lot so that parking spaces are not used to store shopping carts. (c) Multiple entries to the site should be consolidated. (d) The majority of parking shall be located in the front and side of the lot. Employee parking and loading shall be in the rear. (2) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the B-2 District shall be subject to the following regulations: (a) Decorative style lighting a maximum of 14 feet in height shall be used to illuminate all site areas with the exception of parking areas. (b) Shoe-box style lighting shall only be permitted in parking areas. (c) Decorative lighting appropriate to this district is illustrated in the Forest Lake Design Requirement Manual. (d) Lighting fixtures shall be compatible with the architecture of the building. (e) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (3) Signage. In addition to the sign requirements presented in §§ 153.205 et seq., signs in the B-2 District shall also be subject to the following requirements: (a) To reduce visual sign clutter, signage shall be distinct and minimal. (b) Monument sign bases shall be constructed of similar materials, style, and color as that of the principal building. (c) Signage shall be designed in a manner that is consistent with code requirements and as illustrated in the Forest Lake Design Requirement Manual. (I) Limited Industrial (B-3) District design standards. In addition to the minimum design standards applicable to all commercial/business districts, the Limited Industrial Business District shall also be subject to the following standards to reflect the character of the district. The design standards are explained in further detail and illustrated in the Forest Lake Design Requirement Manual. (1) Site layout. (a) Building entries shall face the primary street adjacent to the project. An additional entry should face the parking lot. (b) The majority of parking shall be located on the side of buildings or in front. Employee parking and loading shall be in the rear. (c) Landscaped cart corrals should be placed throughout the project so that parking spaces are not used to store shopping carts. (d) Multiple entries to the site should be consolidated. (2) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the B-3 District shall be subject to the following regulations: (a) Decorative style lighting a maximum of 14 feet in height shall be used to illuminate all site areas with the exception of parking areas. (b) Shoe-box style lighting shall only be permitted in parking areas. (c) Decorative lighting appropriate to this district is illustrated in the Forest Lake Design Requirement Manual. (d) Lighting fixtures shall be compatible with the architecture of the building. (e) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (3) Signage. In addition to the sign requirements presented in §§ 153.205 et seq., signs in the B-3 District shall also be subject to the following requirements: (a) To reduce visual sign clutter, signage shall be distinct and minimal. (b) Monument sign bases shall be constructed of similar materials, style, and color as that of the principal building. (c) Signage shall be designed in a manner that is consistent with the code requirements and as illustrated in the Forest Lake Design Requirement Manual. (J) Compliance. (1) All new construction shall fully comply with the requirements in § 153.324. (2) Complete building face lift combined with a building addition shall fully comply with the requirements in § 153.324. (3) Other existing building and site improvements shall comply with the standards in § 153.054. (Ord. 596, passed 2-8-2010; Am. Ord. 658, passed 7-25-2016) § 153.330 MINIMUM STANDARDS FOR DESIGN: APPLICABLE TO ALL INDUSTRIAL DISTRICTS (I, BP) AND THE B-3 DISTRICT. To ensure attractive commercial development, the city has a set of industrial design standards applicable to all industrial development and to development in the B-3 Limited Industrial Business District. This is applicable to following districts: Industrial (I), Business Park (BP), and Limited Industrial Business (B-3). (A) Visual interest and building materials. (1) All new building fronts and refacing of an existing building, shall include a minimum of 3 of the following elements: (a) Accent materials; (b) A visually pleasing front entry that, in addition to doors, shall be accented a minimum of 150 square feet around the door entrance for single-occupancy buildings and a minimum of 300 square feet total for the front of multi-tenant buildings (this area shall be counted as 1 element); (c) Twenty-five percent window coverage on each front that faces a street; (d) Contrasting, yet complementary material colors; (e) A combination of horizontal and vertical design features; (f) Irregular building shapes; or (g) Other architectural features in the overall architectural concept. (2) No wall shall exceed 75 feet in length without at least 1 visual interest element, such as a window, horizontal or vertical facade articulation, contrasting materials colors, or vertical or horizontal patterns. (3) Accent materials. Accent materials shall be wrapped around walls visible from public view. Accent material shall consist of materials comparable in grade and quality to the primary exterior material. Such materials may include glass and prefinished decorative metal. Fiber cement trim, soffit, and fascia may be used as accent materials. (4) Major exterior materials of all walls including face brick, stone, glass, stucco, synthetic stucco, fiber cement vertical panel siding, architectural concrete, and precast panels shall be acceptable as the major exterior wall surface when they are incorporated into an overall design of the building. No more than 25% of any exterior wall on a building shall be fiber cement siding, wood, or metal accent material. (5) Fiber cement seam lines shall be architecturally integrated into the building design so that they are not visible. Seam lines can be filled, covered by other accent material or other method thereby making the seam lines invisible. Color impregnated decorative block shall also be allowed as a major exterior wall material, and shall be required to be sealed. All materials shall be color impregnated with the exception of allowing architectural concrete precast panel systems (only within the I District) and fiber cement siding to be painted. (6) Restricted exterior materials. Unadorned pre-stressed concrete panels, whether smooth or raked, non-decorative concrete block, sheet metal, unfinished metal, and/or galvanized or unfinished aluminum surfaces (walls or roofs) shall not be used as exterior materials. This restriction shall apply to all principal structures and to all accessory buildings. (7) Roofs. Roofs which are exposed or an integral part of the building aesthetics shall be constructed only of commercial grade shingles, wood shingles, standing seam metal, slate, tile, or copper. Flat roofs, which are generally parallel with the first floor elevation, are not subject to these material limitations. (B) Screening. (1) Rooftop mechanical equipment. The view of all rooftop equipment and related piping, ducting, electrical and mechanical utilities abutting a street on buildings shall be screened from the ground level view. Screening may include parapet walls, penthouses, or other architecturally integrated elements. Wood fencing or chain link with slats shall not be used for screening. A cross-sectional drawing shall be provided that illustrates the sight lines from the ground level view. (2) Ground mechanical equipment. Ground mechanical equipment shall be 100% screened from contiguous properties and adjacent streets by opaque landscaping, or a screen wall shall be provided to be compatible with the architectural treatment of the principal structure. (3) Screening adjoining residential use. Wherever an industrial, commercial, or business park use abuts, or is across the street from a residential district, a berm, fence, or screening comprised of compact evergreen trees or hedge or combination thereof, not less than 80% opaque at time of installation, nor less than 6 feet in height, except adjacent to a street where it shall be not less than 3 feet nor more than 4 feet in height shall be erected or installed and maintained. The light from automobile headlights and other sources shall be 100% screened whenever it may be directed onto adjacent residential window. All screening shall comply with § 153.146 of this chapter. (4) Trash enclosure service structure. All trash, recyclable materials, and trash and recyclable materials handling equipment and compactors shall be screened from public view. Any trash enclosure shall be constructed of the same materials as the principal building. (C) Parking and vehicular circulation. Parking areas in all industrial districts shall be subject to the following design Forest Lake standards: (1) Parking orientation shall minimize visual and noise impacts on adjacent properties. (2) To the maximum extent feasible, parking shall be located behind or to the side of a building in a landscaped parking area and screened from view from public rights-of-way through landscaping, berms, or low walls. (3) Structured parking, integrated with the building’s architectural design, is encouraged. (4) Parking areas shall be safe and convenient for both the movement of vehicles and customers. (5) On corner lots, parking shall not be located on the corner. (6) Vehicle circulation on-site shall be clearly organized to facilitate movement into and throughout parking areas. (7) Service access areas shall be located in the rear of the property, outside of view from public rights-of-ways. Buildings within a development should share services areas to the extent practical. (8) Circulation and parking for service areas shall be designed to minimize disruption to the flow of vehicular and pedestrian traffic. (9) Development sites where uses require multiple deliveries shall provide separate customer and service access drives where possible. (D) Exterior storage. All exterior storage of material and equipment related to, located on, and used by any business shall be stored within a building or fully screened, as required herein, so as not to be visible from streets, highways, or neighboring property, with the exception of the following: (1) Materials and equipment currently being used for construction on the premises; (E) Loading and service areas. All external loading and service areas accessory to industrial buildings must be completely screened from the ground level view from contiguous residential or commercial properties and adjacent streets, except at access points. Whenever an industrial use abuts a residential district, there shall be no loading docks on any building elevation that is either directly facing or oriented towards a single-family residence. (F) Industrial District and Limited Industrial Business District design standards. In addition to the minimum design standards applicable to all industrial districts, the Industrial (I) and B-3 Districts shall also be subject to the following standards to reflect the character of the districts. The design standards are explained in further detail and illustrated in the Forest Lake Design Manual. (1) Site layout. Whenever such developments abut residential districts, their interior road patterns shall be arranged in such a way as to route service vehicle traffic away from residential neighborhoods. (2) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the I and B-3 Districts shall be subject to the following regulations: (a) Decorative style lighting a maximum of 14 feet in height shall be used to illuminate all site areas with the exception of parking areas. (b) Shoe-box style lighting shall only be permitted in parking areas. (c) Decorative poles and fixtures shall be consistent with the Forest Lake Design Requirement Manual. (d) Lighting fixtures shall be compatible with the architecture of the building. (e) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (3) Signage. In addition to the sign requirements presented in §§ 153.205 et seq., signs in the I and B-3 Districts shall also be subject to the following requirements: (a) To reduce visual sign clutter, signage shall be distinct and minimal. (b) Monument sign bases shall be constructed of similar materials, style, and color as that of the principal building. (c) Signage shall be designed in a manner that is consistent with the code requirements and as illustrated in the Forest Lake Design Requirement Manual. (G) Compliance. (1) All new construction shall fully comply with the requirements in § 153.324. (2) Complete building face lift combined with a building addition shall fully comply with the requirements in § 153.324. (3) Other existing building and site improvements shall comply with the standards in § 153.054. (H) Business Park design standards. In addition to the minimum design standards applicable to all industrial districts, the Business Park (BP) District shall also be subject to the following standards to reflect the character of the district. The design standards are explained in further detail and illustrated in the Forest Lake Design Requirement Manual. (1) Site layout. (a) Orient and consolidate structures to complement existing, adjacent development and to create a coordinated and visually attractive business park setting. (b) Site planning shall respect the relationship of the site to existing and proposed buildings and streets. (c) Buildings with frontage on a primary street shall orient front facades to parallel the primary street. (d) Buildings shall have a clearly defined primary pedestrian entrance at street level. (e) Where feasible, the development shall be arranged to preserve and integrate natural environmental features into the site design. (2) Building design. (a) A minimum of 30% of the ground level facade shall be transparent. (b) Visual continuity shall be created by designing buildings to exhibit complementary height and massing to adjacent buildings. (c) Buildings shall be designed in an architectural style and constructed of materials that are compatible, and complementary to surrounding buildings in the Business Park District. (3) Landscaping. In addition to the landscaping requirements presented in §§ 153.230 through 153.238, landscaping in the BP District shall also be subject to the following requirements: (a) Use predominately native materials and well-adapted plant species to create an attractive environment along the edges of each development parcel. (b) Use landscaping to buffer objectionable views and to break up the apparent size and monotony of parking areas. (c) Landscaping shall be clustered into features areas, such as corners, entryways, buffer zones, and screening rather than distributed thinly throughout the site. (4) Lighting. In addition to the lighting requirements presented in § 153.185, lighting in the BP District shall be subject to the following regulations: (a) Decorative style lighting a maximum of 14 feet in height shall be used to illuminate all site areas with the exception of parking areas. (b) Shoe-box style lighting shall only be permitted in parking areas. (c) Decorative lighting appropriate to this district is illustrated in the Forest Lake Design Requirement Manual. (d) Lighting fixtures shall be compatible with the architecture of the building. (e) Wall mounted lighting shall be used on building fronts to illuminate entry points and highlight architectural features. (5) Signage. In addition to the sign requirements presented in §§ 153.205 et seq., signs in the BP District shall also be subject to the following requirements: (a) To reduce visual sign clutter, signage shall be distinct and minimal. (b) Monument sign bases shall be constructed of similar materials, style, and color as that of the principal building. (c) Signage shall be designed in a manner that is consistent with code requirements and as illustrated in the Forest Lake Design Requirement Manual. (Am. Ord. 596, passed 2-8-2010; Am. Ord. 658, passed 7-25-2016) Created: 2024-10-16 16:24:47 [EST] (Supp. No. 34) Page 1 of 3 Sec. 90-103. Central business district (C-1). (a) Purpose. The purpose of the central business zoning district (C-1) is to provide for the establishment of a downtown which is a blend of cultural, recreational, civic, entertainment, retail sales, and office uses. Businesses requiring exterior storage for processing, retail sales, or wholesale activities are not permitted in this district. (b) Permitted use. The following are permitted in the C-1 district: (1) Art supply shop. (2) Bakery goods and baking of goods for retail sales on the premises. (3) Banks, savings and loans, credit unions and other financial institutions, with or without drive -up tellers. (4) Barbershops. (5) Beauty parlors. (6) Bus/transit stations or terminals without vehicle storage. (7) Commercial recreation, indoor (not to exceed 5,000 square feet floor area); (refer to section 90 -217). (8) Copy services but not including printing press or newspaper. (9) Delicatessen/coffee house. (10) Drug store, not including drive-through lanes. (11) Dry cleaning pickup and laundry pickup stations including incidental repair and assembly but not including processing. (12) Essential public service (refer to section 90-223). (13) Funeral homes and mortuaries (refer to section 90-228). (14) Grocery store. (15) Laundromats, self-service washing and drying. (16) Locksmiths. (17) Meat markets, but not including a meat processing facility. (18) Multitenant retail building. (19) Offices, clinics, and professional services. (20) Restaurants, excluding drive-through restaurants (refer to section 90-259). (21) Retail sales of merchandise. (22) Shoe repair. (23) Tailoring services. (24) Tanning salons. (25) Taverns. (26) Therapeutic massage. (c) Accessory uses. The following are permitted accessory uses in a C-1 district: (1) Accessory buildings (refer to section 90-204). Hugo Created: 2024-10-16 16:24:47 [EST] (Supp. No. 34) Page 2 of 3 (2) Fences (refer to section 90-227). (3) Home occupations (refer to section 90-232). (4) Lighting, outdoor (refer to section 90-239). (5) Parking and loading areas (refer to section 90-253). (d) Conditional uses. Following are conditional uses allowed in the C-1 district and require a conditional use permit based upon procedures set forth in and regulated by section 90-37. Additionally, besides the specific standards and criteria, which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated, based upon the standards and criteria in section 90-37. (1) Accessory apartments (refer to section 90-203). (2) Antennas (refer to article VI, division 2, of this chapter). (3) Apartments/Condominiums. (4) Campus development (refer to section 90-212). (5) Convenience store (refer to section 90-219). (6) Daycare facilities, other (refer to section 90-220). (7) Drive-through business (refer to section 90-221.1). (8) Hotels and motels. (9) Places of worship (refer to section 90-254). (10) Schools (refer to section 90-260). (11) Plant nurseries, retail (refer to section 90-255). (12) Recreational fields, structures and buildings. (13) Solar energy systems (refer to section 90-278). (e) Area requirements and construction limitations. The following minimum requirements shall be observed in a C-1 district subject to additional requirements, exceptions and modifications set forth in this chapter: Minimum lot or parcel size 8,000 sq. ft. Minimum lot width at front setback line 60 ft. Minimum lot width for corner lots 70 ft. Minimum lot depth 130 ft. Minimum lot depth-double frontage lot 140 ft. Minimum front yard building setback 10 ft. Minimum side yard building setback 0 ft. Minimum rear yard building setback 30 ft. Maximum building height 35 ft. Maximum lot area to be covered by buildings 60% Maximum lot area to be covered by impervious surface 90% Minimum building size of principal building 2,000 sq. ft. Maximum combined size and number of accessory buildings, excluding garages Refer to section 90-204 Created: 2024-10-16 16:24:47 [EST] (Supp. No. 34) Page 1 of 3 Sec. 90-104. General business district (C-2). (a) Purpose. The purpose of the C-2, general business district is to provide for the establishment of service and freestanding commercial businesses, including retail sales, offices, and restaurants, which are oriented toward motorists and require high volumes of traffic and visibility from major roads. (b) Permitted uses. The following are permitted in the C-2 district: (1) All permitted uses as allowed in the C-1, central business district. (2) Amusement centers. (3) Convenience store (refer to section 90-219). (4) Drive-through business (refer to section 90-221.1). (5) Hardware stores. (6) Hotels and motels. (7) Liquor, off-sale. (8) Meat markets, but not including a meat processing facility. (9) Medical, dental, and chiropractic offices and clinics. (10) Motor vehicle repair business, excluding an auto body shop, paint shop, or tow lot (refer to section 90- 250). (11) Pet sales, supplies and grooming. (12) Plumbing, television, radio, electrical sales and such repair as is accessory to the retail establishment permitted within this district. (13) Recreation, personal fitness. (14) Restaurants, including a drive-through business (refer to section 90-221.1). (15) Sporting goods and recreational equipment sales, not including motorized vehicles or boats. (16) Studios—artist, music, photo, decorating, dance, etc. (17) Tobacco shops. (18) Veterinary clinic—small animal. (19) Video rental and sales. (c) Accessory uses. The following are permitted accessory uses in a C-2 district: (1) Accessory buildings (refer to section 90-204). (2) Fences (refer to section 90-227). (3) Garages, commercial (refer to section 90-229). (4) Lighting, outdoor (refer to section 90-239). (5) Parking and loading areas (refer to section 90-253). (6) Plant nurseries, retail (refer to section 90-255). (7) Seasonal outdoor retail sales (refer to section 90-261). Hugo Created: 2024-10-16 16:24:47 [EST] (Supp. No. 34) Page 2 of 3 (d) Conditional uses. Following are conditional uses allowed in the C-2 district and require a conditional use permit based upon procedures set forth in and regulated by section 90-37. Additionally, besides the specific standards and criteria, which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated, based upon the standards and criteria in section 90-37. (1) All conditional uses subject to the same conditions as allowed in the C-1 district, unless cited as a permitted use in this section. (2) Auto body shop and paint shop. (3) Car wash (refer to section 90-213). (4) Commercial recreation, outdoor. (5) Drive-in business (refer to section 90-221). (6) Liquor on-sale when accessory to a restaurant. (7) Meat processing facility when accessory to a meat market (refer to section 90-246). (8) Mini golf course. (9) Motor vehicle, boat, and trailer sales (refer to section 90-249). (10) Outdoor display of merchandise for sale. (11) Plant nurseries, retail and wholesale (refer to sections 90 -255 and 90-256). (12) Public garage/parking ramps provided that it is accessory to a use allowed in the C-2 district. (13) Places of worship (refer to section 90-254). (14) Recycling center (refer to section 90-257). (15) Schools ( refer to section 90-260). (16) Solar energy systems (refer to section 90-278). (17) Trade or vocational schools. (18) Used car, farm machinery, marine, and motor home sales and display areas when not operated as a part of new item franchise dealership. (19) Veterinary clinic—large animal. (e) Area requirements and construction limitations. The following minimum requirements shall be observed in a C-2 district subject to additional requirements, exceptions and modifications set forth in this chapter: Minimum lot or parcel size 20,000 sq. ft. Minimum lot width at front setback line 100 ft. Minimum lot width for corner lots 130 ft. Minimum lot depth 250 ft. Minimum lot depth-double frontage lot 250 ft. Minimum front yard building setback 30 ft. Minimum side yard building setback 30 ft. Minimum rear yard building setback 30 ft. Maximum building height 35 ft. Maximum lot area to be covered by buildings 35% Maximum lot area to be covered by impervious surface 80% Minimum building size of principal building 2,000 sq. ft. Created: 2024-10-16 16:24:47 [EST] (Supp. No. 34) Page 3 of 3 Maximum combined size and number of accessory buildings, excluding garages Refer to section 90-204 (Prior Code, § 1120; Ord. No. 2010-453, § 3, 12-6-2010; Ord. No. 2015-470, § 3, 5-4-2015; Ord. No. 2016-475, 12- 21-2015) Editor's note(s)—At the request of the city (per email of 6/6/11) subsection (d)(15), which listed multitenant retail buildings as a conditional use, was deleted. Subsequent subsections (d)(16)—(d)(19) were renumbered as (d)(15)—(d)(18). Multitenant retail buildings are a permitted use in the C-2 district. Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 1 of 2 Sec. 90-108. Restricted commercial district, outside of urban service area (RC -1). (a) Purpose. The restricted commercial zoning district (RC-1) provides a location for a mix of freestanding commercial businesses, including retail sales and offices that do not require municipal water or sanitary sewer services. To be permitted to operate in this zoning district, a business must have sewage disposal requirements of three residential equivalencies or less, as determined by metropolitan council environmental services standards. Specifically excluded from this zoning district are restaurants, carwashes, hotels and motels, and other high water-usage facilities. (b) Permitted uses. The following are permitted in the RC-1 district: (1) Essential public services (refer to section 90-223). (2) Laboratories. (3) Offices, clinics, and professional services. (4) Retail sales of merchandise. (c) Accessory uses. The following are permitted accessory uses in a RC-1 district: (1) Accessory buildings (refer to section 90-204). (2) Fences (refer to section 90-227). (3) Lighting, outdoor (refer to section 90-239). (4) Parking and loading areas (refer to section 90-253). (5) Seasonal outdoor retail sales (refer to section 90-261). (d) Conditional uses. Following are conditional uses allowed in the RC-1 district and require a conditional use permit based upon procedures set forth in and regulated by section 90-37. Additionally, besides the specific standards and criteria, which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated, based upon the standards and criteria in section 90-37. (1) Antennas (refer to article VI, division 2, of this chapter). (2) Contractor's operations. (3) Kennels, commercial (refer to section 90-236). (4) Motor vehicle, boats, and trailer sales (refer to section 90-249). (5) Motor vehicle repair business (refer to section 90-250). (6) Places of worship (refer to section 90-254). (7) Schools (refer to section 90-260). (8) Solar energy systems (refer to section 90-278). (e) Area requirements and construction limitations. The following minimum requirements shall be observed in an RC-1 district subject to additional requirements, exceptions and modifications set forth in this chapter: Minimum lot or parcel size 2½ acres Minimum lot width at front setback line 300 ft. Minimum lot width for corner lots 300 ft. Minimum lot depth 350 ft. Minimum lot depth-double frontage lot 350 ft. Minimum front yard building setback 40 ft. Hugo Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 2 of 2 Minimum side yard building setback 40 ft. Minimum rear yard building setback 50 ft. Maximum building height 35 ft. Maximum lot area to be covered by buildings 30% Maximum lot area to be covered by impervious surface 50% Minimum building size of principal building 2,500 sq. ft. Maximum combined size and number of accessory buildings, excluding garages Refer to section 90-204 (Prior Code, § 1140; Ord. No. 2010-453, § 3, 12-6-2010; Ord. No. 2015-470, § 3, 5-4-2015; Ord. No. 2016-475, 12- 21-2015) Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 1 of 3 Sec. 90-105. Restricted industrial district (RI-1). (a) Purpose. The restricted industrial zoning district (RI-1) is established to provide a location for office, storage, repair and limited manufacturing facilities that do not require municipal water or sanitary sewer services. To be permitted to operate in this zoning district, an industry must have sewage disposal requirements of three or less residential equivalencies as determined by metropolitan council environmental services standards. (b) Permitted uses. The following are permitted in the RI-1 district: (1) Automobile repair, major (refer to section 90-208). (2) Contractor operations. (3) Essential public services (refer to section 90-223). (4) Laboratories. (5) Machine shops. (6) Manufacturing or assembly of a wide variety of products that produces no exterior noise, glare, fumes, obnoxious products, byproducts or wastes, or creates other objectionable impact on the environment. Examples of such uses are: a. Fabrication or assembly of small products such as optical, electronic, pharmaceutical, or medical supplies and equipment; and b. Printing and publishing. (7) Offices related to other allowed uses (limited to 50 percent of the principle structure). (8) Radio and television transmission stations (refer to article VI, division 2, of this chapter). (9) Self-service storage facilities (ministorage) (refer to section 90 -262). (10) Warehousing and indoor storage, excluding explosives and hazardous waste (refer to section 90-269). (c) Accessory uses. The following are permitted accessory uses in an RI-1 district: (1) Accessory buildings (refer to section 90-204). (2) Fences (refer to section 90-227). (3) Lighting, outdoor (refer to section 90-239). (4) Parking and loading areas (refer to section 90-253). (5) Garages, commercial (refer to section 90-229). (d) Conditional uses. Following are conditional uses allowed in the RI-1 district and require a conditional use permit based upon procedures set forth in and regulated by section 90-37. Additionally, besides the specific standards and criteria, which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated, based upon the standards and criteria in section 90-37. (1) Accessory, enclosed retail, rental, or service activity other than that allowed as a permitted use or conditional use. (2) Antennas (refer to article VI, division 2, of this chapter). (3) Campus development (refer to section 90-212). (4) Commercial and professional offices within the principal structure in excess of that which is allowed in this district or as a freestanding principal use. Hugo Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 2 of 3 (5) Commercial, private and public satellite dish transmitting or receiving antennas in excess of two meters in diameter (refer to article IV, division 2 of this chapter). (6) Commercial recreation, indoor (not to exceed 5,000 square feet floor area); (refer to section 90 -217). (7) Exterior storage (refer to section 90-224). (8) Manufacturing, light (refer to section 90-240). (9) Motor freight terminal (refer to section 90 -248). (10) Motor vehicle, boat, and trailer sales (refer to section 90-249). (11) Motor vehicle repair business (refer to section 90-250). (12) Outside storage as a principal or accessory use when abutting a residential district provided that: a. Storage area is blacktop or concrete-surfaced unless specifically approved by the city council. b. The storage area does not take up parking space or loading space as required for conformity to this chapter. (13) Open or outdoor service, sale and rental as a principal use or accessory uses, provided that: a. The use does not take up parking space as required for conformity to this chapter. b. Sales area is hard-surfaced to control dust. (14) Places of worship (refer to section 90-254). (15) Plant nurseries, retail and wholesale (refer to sections 90 -255 and 256). (16) Retail sales of products stored on site from warehousing and distribution facilities (refer to section 90 - 269). (17) Schools (refer to section 90-260). (18) Seasonal outdoor retail sales (refer to section 90-261). (19) Sexually oriented businesses, principal and accessory (refer to section 90-263). (20) Solar energy systems (refer to section 90-278). (21) Warehouse and distribution center(refer to section 90-269). (e) Area requirements and construction limitations. The following minimum requirements shall be observed in an RI-1 district subject to additional requirements, exceptions and modifications set forth in this chapter: Minimum lot or parcel size 2½ acres Minimum lot width at front setback line 300 ft. Minimum lot width for corner lots 300 ft. Minimum lot depth 350 ft. Minimum lot depth-double frontage lot 350 ft. Minimum front yard building setback 40 ft. Minimum side yard building setback from industrial zoned properties Equal to height of building. In no case less than ten feet. Minimum side yard building setback from properties not zoned industrial. 40 ft. Minimum rear yard building setback 50 ft. Maximum building height 35 ft. Maximum lot area to be covered by buildings 30% Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 3 of 3 Maximum lot area to be covered by impervious surface 50% Minimum building size of principal building 2,500 sq. ft. Maximum combined size and number of accessory buildings, excluding garages Refer to section 90-204 (Prior Code, § 1125; Ord. No. 2010-453, § 3, 12-6-2010; Ord. No. 2015-470, §§ 1, 3, 5-4-2015; Ord. No. 2016-475, 12-21 -2015) Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 1 of 3 Sec. 90-106. Business park (BP). (a) Purpose. The business park district (BP) is to provide opportunities for office, office warehouse, light industrial, and light manufacturing businesses. Generally the types of uses that are intended for the [BP] district are wholesale and retail trade establishments for large volumes or bulk commercial items, office showrooms and small businesses that have both commercial and industrial characteristics. Uses allowed in the district are limited to those that are compatible with lower intensity residential and business uses, and which have limited amounts of truck traffic and outside storage in comparison to higher intensity industrial uses. Because business park areas may abut residential neighborhoods, uses are regulated in height, lot coverage, setbacks, landscaping, loading and use type, so as to facilitate compatibility between these uses and residential development. (b) Permitted uses. The following are permitted in the BP district: (1) Health and fitness centers. (2) Conference centers or reception halls. (3) Essential public services (refer to section 90-223). (4) Laboratories. (5) Manufacturing or assembly of a wide variety of products that produces no exterior noise, glare, fumes, obnoxious products, byproducts or wastes, or creates other objectionable impact on the environment. Examples of such uses are: a. Fabrication or assembly of small products such as optical, electronic, pharmaceutical, or medical supplies and equipment; and b. Printing and publishing. (6) Medical, dental, chiropractic, and veterinary offices and clinics. (7) Professional offices. (8) Trade schools. (9) Restaurants, not including drive-throughs (refer to section 90-259). (10) Warehousing and indoor storage excluding explosives and hazardous waste. (11) Wholesale showrooms. (12) Furniture and carpet retail showrooms. (c) Accessory uses. The following are permitted accessory uses in the BP district: (1) Accessory building (refer to section 90-204). (2) Fences (refer to section 90-227). (3) Lighting, outdoor (refer to section 90-239). (4) Parking and loading areas (refer to section 90-253). (5) Retail sales of products stored on site (refer to section 90 -269). (d) Conditional uses. Following are conditional uses allowed in a BP district and require a conditional use permit based upon procedures set forth in and regulated by section 90-37. Additionally, besides the specific standards and criteria, which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated, based upon the standards and criteria in section 90-37. Hugo Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 2 of 3 (1) Antennas (refer to article VI, division 2, of this chapter). (2) Campus development (refer to section 90-212). (3) Commercial recreation, indoor (refer to section 90-217). (4) Day care facilities, accessory to a permitted use (refer to section 90-220). (5) Drive through business (refer to section 90-221.1). (6) Exterior storage, provided the storage area is completely screened from public rights -of-way and residentially zoned property by an intervening building, berm, solid-wall wood fence, or landscape plantings. The screening shall be to a minimum height of six feet or a height sufficient to screen the outside storage. Raw materials will only be allowed provided the material does not produce noxious fumes, obnoxious products, byproducts or wastes, or creates other objectionable impact on the environment or on nearby property. (7) Hotel or motel. (8) Park and ride lots and transit hubs. (9) Places of worship (refer to section 90-254). (10) Schools (refer to section 90-260). (11) Self-service storage facilities (ministorage) (refer to section 90 -262) (12) Movie theater. (13) Bowling alley. (14) Solar energy systems (refer to section 90-278). (e) Area requirements and construction limitations. The following minimum requirements shall be observed in a BP industrial district subject to additional requirements, exceptions and modifications set forth in this chapter: Minimum lot or parcel size 15,000 sq. ft. Minimum lot width at front setback line 100 ft. Minimum lot width for corner lots 130 ft. Minimum lot depth 150 ft. Minimum lot depth-double frontage lot 150 ft. Minimum front yard building setback 30 ft. Minimum side yard building setback from industrial zoned properties. Equal to height of building. In no case less than ten feet. Minimum side yard building setback from properties not zoned industrial. 40 ft. Minimum rear yard building setback 30 ft. Maximum building height 50 ft. Maximum lot area to be covered by buildings 40% Maximum lot area to be covered by impervious surface 80% Minimum building size of principal building 1,500 sq. ft. Maximum combined size and number of accessory buildings Refer to section 90-204 Minimum loading dock setback from residentially zoned property 300 ft. Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 1 of 3 Sec. 90-107. General industrial district (I-3). (a) Purpose. The general industrial zoning district (I-3) provides a location for office, distribution, light industrial, warehousing, wholesaling, and repair businesses. (b) Permitted uses. The following are permitted in the I-3 district: (1) Automobile repair, major (refer to section 90-208). (2) Bakery, wholesale. (3) Contractor operations. (4) Essential public services (refer to section 90-223). (5) Food processing. (6) Laboratories. (7) Manufacturing, light (refer to section 90-240). (8) Manufacturing or assembly of a wide variety of products that produces no exterior noise, glare, fumes, obnoxious products, byproducts or wastes, or creates other objectionable impact on the environment. Examples of such uses are: a. Fabrication or assembly of small products such as optical, electronic, pharmaceutical, or medical supplies and equipment; and b. Printing and publishing. (9) Office, clinic, and professional services (refer to section 90-252). (10) Offices related to other allowed uses (limited to 50 percent of the principal structure); (refer to section 90-252). (11) Parking facilities (refer to section 90-253). (12) Radio and television transmission stations (refer to article VI, division 2 of this chapter). (13) Self-service storage facilities (ministorage) (refer to section 90 -262). (14) Truck terminals. (15) Warehousing and indoor storage, excluding explosives and hazardous waste (refer to section 90-269). (c) Accessory uses. The following are permitted accessory uses in the I-3 district: (1) Accessory building (refer to section 90-204). (2) Exterior storage, not exceeding the size of the building (refer to section 90-224). (3) Fences (refer to section 90-227). (4) Garages, commercial (refer to section 90-230). (5) Lighting, outdoor (refer to section 90-239). (5) Parking and loading areas (refer to section 90-253). (d) Conditional uses. Following are conditional uses allowed in the I-3 district and require a conditional use permit based upon procedures set forth in and regulated by section 90-37. Additionally, besides the specific standards and criteria, which may be cited below for respective conditional uses, each request for a conditional use permit shall be evaluated, based upon the standards and criteria in section 90-37. Hugo Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 2 of 3 (1) Accessory, enclosed retail, rental, or service activity other than that allowed as a permitted use or conditional use (refer to section 90-205). (2) Antennas (refer to article VI, division 2, of this chapter). (3) Automobile recycling or junkyard (refer to section 90-206). (4) Campus development (refer to section 90-212). (5) Commercial and professional offices within the principal structure in excess of that which is allowed in this district or as a freestanding principal use (refer to section 90-252). (6) Commercial, private and public satellite dish transmitting or receiving antennas in excess of two meters in diameter (refer to article VI, division 2 of this chapter). (7) Commercial recreation, indoor (not to exceed 5,000 square feet floor area); (refer to section 90 -217). (8) Distribution center (refer to section 90-269). (9) Exterior storage (refer to section 90-224). (10) Motor freight terminal (refer to section 90 -278). (11) Motor vehicle, boat, and trailer sales (refer to section 90-249). (12) Motor vehicle repair business (refer to section 90-250). (13) Outside storage as a principal or accessory use when abutting a residential district provided that: a. Storage area is blacktop- or concrete-surfaced unless specifically approved by the city council. b. The storage area does not take up parking space or loading space as required for conformity to this chapter. (14) Open or outdoor service, sale and rental as a principal use or accessory uses, provided that: a. The use does not take up parking space as required for conformity to this chapter. b. Sales area is hard-surfaced to control dust. (15) Places of worship (refer to section 90-254). (16) Plant nurseries, retail and wholesale (refer to sections 90 -255 and 90-256). (17) Recycling center (refer to section 90-257). (18) Retail sales of products stored on site from warehousing and distribution facilities (refer to section 90 - 269). (19) Schools (refer to section 90-260). (20) Solar energy systems (refer to section 90-278). (21) Warehouse (refer to section 90-269). (22) All kennels, commercial (refer to section 90-236). (e) Area requirements and construction limitations. The following minimum requirements shall be observed in an I-3 district subject to additional requirements, exceptions and modifications set forth in this chapter: Minimum lot or parcel size 15,000 sq. ft. Minimum lot width at front setback line 100 ft. Minimum lot width for corner lots 130 ft. Minimum lot depth 150 ft. Created: 2024-10-16 16:24:48 [EST] (Supp. No. 34) Page 3 of 3 Minimum lot depth-double frontage lot 150 ft. Minimum front yard building setback 30 ft. Minimum side yard building setback from industrial zoned properties Equal to height of building. In no case less than ten feet. Minimum side yard building setback from properties not zoned industrial 40 ft. Minimum rear yard building setback 30 ft. Maximum building height 50 ft. Maximum lot area to be covered by buildings 40% Maximum lot area to be covered by impervious surface 80% Minimum building size of principal building 1,500 sq. ft. Maximum combined size and number of accessory buildings, excluding garages Refer to section 90-204 (Prior Code, § 1135; Ord. No. 2010-453, § 3, 12-6-2010; Ord. No. 2015-470, §§ 1, 3, 5-4-2015; Ord. No. 2016-475, 12-21 -2015) Created: 2024-11-08 12:24:47 [EST] (Supp. No. 9) Page 1 of 4 530.19. Urban Commercial District established. Subd. 1. Purpose. The Urban Commercial District is established for the purpose of promoting urban commercial development. The district is intended to provide for the development of community scale integrated retail, office, business services and personal services. It shall strive to create a sustainable pattern of land uses with cultural, employment, entertainment, shopping and social components. (Added, Ord. No. 2012-01, § 3) Subd. 2. Permitted uses. All uses are conditional, subject to the approval of the city council. No uses are permitted by right. In general, uses shall be consistent with the intent of the Comprehensive Plan. (Added, Ord. No. 2012-01, § 3) Subd. 3. Conditional uses. The following conditional uses may be permitted in the Urban Commercial District, by action of the city council pursuant to subsections 520.09, 520.11 and 520.13. (a) Planned development, subject to the following: The use of a planned development for development in the Urban Commercial District should result in a reasonable and verifiable advancement of the intent and goals for such district as expressed in the Comprehensive plan. The Urban Commercial District is a commercial district with retail and service uses of a scale and function that serves the local and regional market. The emphasis should be on providing an attractive, comfortable experience for shoppers and visitors. It shall be designed to serve pedestrian users as well as automobile traffic. Uses within this district should be first class retail commercial uses. Development in this district shall be planned as a group of organized uses and structures to accommodate a sensitive transition between commercial activities such as loading, parking of automobiles, lighting and trash collection and surrounding residential uses. Such development shall be designed with one theme, with complimentary architectural style, high quality exterior building materials, and a coordinated landscaping theme, but shall avoid monotony in design and visual appearance. Vehicle and pedestrian access shall be coordinated and logically linked to provide a comprehensive circulation system. (Added, Ord. No. 2012-01, § 3) 530.21. Physical standards. Subd. 1. Physical standards. All lots and construction thereon must meet the following physical standards: (a) Minimum lot area: ten acres buildable land. (b) Minimum lot frontage on an improved public road or street: 1. Lot area: ten acres. 2. Minimum frontage:b 300 feet. (c) Open Space: 15 percent (gross area). (Added, Ord. No. 2012-01, § 3) Subd. 2. Origination of proposal. Any applicant may propose a planned development in accordance with the procedures set forth by the city. Further, any applicant making an application must intend to act as the developer or sponsor of the development. A parcel or site proposed for a planned development does not Independence Created: 2024-11-08 12:24:47 [EST] (Supp. No. 9) Page 2 of 4 need to be under single ownership. However, if the parcel is not under single ownership, the applicant must have a contractual agreement with the owners to develop the land in accordance with a single, unified plan. (Added, Ord. No. 2012-01, § 3) Subd. 3. Drafting of planned development agreement. A planned development agreement must be approved and executed by the city. The general intent of the zoning and subdivision ordinance shall be used for the foundation of the terms and conditions of the planned development agreement. Development standards that ensure public health and safety shall be included. (Added, Ord. No. 2012-01, § 3) Subd. 4. Design considerations. The applicant must demonstrate that the following design considerations have been incorporated into the planned development. (a) Adequate public facilities. The applicant must demonstrate that public facilities and services needed to support new development shall be available concurrently with the impacts of such new developments. In meeting this purpose, public facility and service availability shall be deemed sufficient if the public facilities and services for new development are phased, or the new development is phased, so that the public facilities and those related services which are deemed necessary by the local government to operate the facilities necessitated by that new development, are available concurrently with the impacts of the new development. All costs associated with the investigation, design and construction of public facilities needed to serve a development shall be the responsibility of the applicant. Adequate public facilities shall include, but not be limited to, the following: 1. Roads—existing and proposed. 2. Traffic—traffic patterns, controls. 3. Sewage disposal systems. 4. Water supply and distribution systems. 5. Fire protection—fire protection services. 6. Weather warning. (b) Protection and preservation of natural features. The applicant must demonstrate that the flexibility provided by the PD is used to protect and preserve natural features such as tree stands, wetlands, ponds and scenic views. These areas are to be permanently protected as public or private tracts or protected by permanently recorded easements. (c) Stormwater management. Due to the sensitive nature of the natural resources in Independence, the applicant shall place an emphasis on meeting all applicable stormwater management rules and regulations pertaining to the proposed planned development. Incorporation of best management practices and innovative solutions to stormwater management will be encouraged. (d) Landscape standards. The PD should be developed with a focus on providing a high level of integrated landscape standards. In place of mass grading for building pads and roads, stone or decorative blocks retaining walls shall be employed as required to preserve mature trees and the site's natural topography. (e) Architectural standards. The applicant should demonstrate that the PUD will provide for a high level of architectural design and building materials. While this requirement is not intended to minimize design flexibility, a set of architectural standards should be prepared for city approval. The primary purpose is to ensure the city that high quality design will be employed throughout the development. (Added, Ord. No. 2012-01, § 3) Created: 2024-11-08 12:24:47 [EST] (Supp. No. 9) Page 3 of 4 530.23. Building design requirements. Subd. 1. Standards established. Building design standards are hereby established to ensure commercial and industrial buildings meet acceptable aesthetic standards. (Amended, Ord. No. 2006-09) Subd. 2. Applicability. The design standards in this section shall apply to the following: (a) All facades of new principal buildings; (b) All facades of new accessory buildings; (c) Remodeling of existing buildings that result in "refacing" more than one side of an existing building, or refacing of the wall oriented towards the nearest public road. (d) Additions to buildings that increase the gross floor area by more than 15 percent for commercial or retail buildings, or 25 percent for industrial buildings. Additions not exceeding these thresholds may be constructed using exterior materials that match or are compatible with the existing building materials. (Added, Ord. No. 2006-09) Subd. 3. Design standards. (a) Height. The maximum height of all buildings must not exceed the lesser of 2½ stories or 35 feet. This height limitation does not apply to farm buildings, grain elevators, silos, windmills, elevator legs, cooling towers, water towers, chimneys and smokestacks, church spires, or electric transmission lines. (b) Allowed materials for principal buildings. Principal commercial or industrial buildings in the commercial/industrial zoning district shall use the following materials on their exterior facades: (1) Brick; (2) Natural stone or stone veneers; (3) Decorative concrete block (color impregnated with a split faced, robbed, or textured surface; (4) Glass curtain wall panels; (5) Stucco or synthetic stucco; (6) Exterior insulation and finish systems (EIFS). (c) All exterior vertical surfaces must be treated as a front and have an equally attractive or same fascia on all sides of the structure. (d) Mechanical protrusions. All necessary mechanical protrusions visible to the exterior must be screened or painted in a manner so they are not visually obvious and are compatible with the surrounding development. Satisfaction of this requirement must be demonstrated by the screening of the equipment in such a manner that it is not visible from a point six feet above any common property line or street right-of-way. Screening must consist of either a parapet wall along the roof's edge or by an opaque screen constructed of the same material as the building's primary vertical exposed exterior finish. The zoning administrator may determine that the equipment may be painted a neutral earth tone color, or color deemed similar by the zoning administrator or must be designed to be compatible with the architectural treatment of the principal building, which will satisfy the screening requirement. All mechanical protrusions must be highlighted on the site plan. (Added, Ord. No. 2006-09) Created: 2024-11-08 12:24:47 [EST] (Supp. No. 9) Page 4 of 4 Subd. 4. New materials. The city recognizes that technologies change and new products are continually available which may not be listed as allowed under these building design requirements. If an applicant wishes to utilize a non-listed material, an application to amend the zoning code text must be submitted per the requirements of city Code. In reviewing such an application to consider including a new material to the list of allowed materials in subdivision 3(b), the city will consider the following: (a) Is the proposed material of sufficient quality to ensure on-going maintenance will not be of concern (applicant should provide detailed information on the proposed product and its history of use); (b) Will the style, color, and appearance of the proposed product integrate with adjacent commercial/industrial properties and other materials currently allowed within the commercial/industrial zoning district; (c) Will the style, color, and appearance of the proposed product be acceptable in cases when visible from residential units on adjacent properties. (Amended, Ord. No. 2006-09) 530.25. Performance standards. The following standards apply to all uses in the commercial and industrial district. (a) Explosives. Activities involving the storage, manufacture, or use of explosives, highly toxic, or extremely flammable materials are not permitted. (b) Solid waste. Incineration of solid waste must be conducted in equipment approved by the Minnesota pollution control agency. (c) Noise. Noise must not exceed 55 decibels on any octave band frequency measured at any point along the property line. (d) Vibration. No activity or operation may cause earth vibration perceptible beyond the boundaries of the lot on which the commercial-light industrial use is approved. (e) Odor. No commercial-light industrial use may discharge, beyond the boundaries of the lot on which it is approved, toxic or noxious odors or particulate matter. (f) Glare and heat. Glare and heat must be shielded to prevent light or heat rays to project beyond the boundaries of the lot on which the commercial-light industrial use is permitted. (g) Storage of waste. All solid waste, debris, refuse, or garbage not disposed of by incineration or by on- site sewage disposal must be stored in a completely enclosed building or in a closed container that is enclosed within a six-foot-high opaque fence or wall. (h) Fuel storage. All storage tanks and containers for flammable and combustible liquids and liquefied gases must be constructed and located in accordance with regulations of the Minnesota Uniform Building Code, Minnesota uniform fire codes, and the national fire protection association codes including NFPA-30 for flammable and combustible liquids and NFPA-58 for liquefied gases. Created: 2024-11-08 12:24:46 [EST] (Supp. No. 9) Page 1 of 4 530.13. Commercial-Light Industrial District established. Subd. 1. Purpose. The Commercial-Light Industrial District is established for the restricted purpose of providing for commercial-light industrial development compatible with the rural character of the city. Subd. 2. Permitted uses. The following uses are permitted in the Commercial-Light Industrial District. All permitted uses must be operated from, or in association with, a primary building. (a) Farm equipment sales; (b) Retail sales; (c) Commercial recreation; (d) Device or office uses; (e) Storage and warehousing, excluding the storage or warehousing of toxic, explosive, hazardous or highly flammable products; (f) Wholesale businesses; (g) Building material sales and storage, within enclosed buildings; (h) Contractors' offices; (i) Adult establishments licensed under section 1120 of this Code; (j) Any other use determined by the city council to be similar in character to a permitted use. Subd. 3. Accessory uses. The following accessory uses are permitted in the Commercial-Light Industrial District: buildings, structures, or uses necessary for the conduct of permitted uses, including parking and outdoor storage in conjunction with a building. Subd. 4. Conditional uses. The following conditional uses may be permitted by action of the city council pursuant to subsections 520.09, 520.11 and 520.13: (a) Telecommunications towers approved pursuant to section 540 of this Code; (b) Eating and drinking establishments; (c) Automobile service stations; and (d) Any other use determined by the city council to be similar in character to a permitted use, but potentially requiring special conditions to ensure compatibility. 530.15. Site plan review. Subd. 1. All new development or construction in the C -I zoning district shall be subject to site plan review as described in subsection 520.25. 530.17. Site development standards. Subd. 1. Physical standards. All construction in the commercial light industrial district must meet the following physical standards. Subd. 2. Lot area, dimensions, and restrictions. Independence Created: 2024-11-08 12:24:46 [EST] (Supp. No. 9) Page 2 of 4 (a) Lot area must be adequate to provide for all expected improvements and for the installation of two on- site sewage treatment systems, but in no case may lot area be less than 2½ buildable acres, unless public sewer service is available. (b) All lots must have no less than 200 feet of frontage on a right-of-way, and the ratio of lot frontage to lot depth must be no more than 1:4. Subd. 3. Setbacks. All buildings and structures must meet or exceed the following setbacks: (a) Front yard setback: 100 feet from centerline of road. (b) Side yard setback: 20 feet from side lot line. (c) Rear yard setback: 20 feet from rear lot line. (d) Setback from boundary of agricultural or rural residential district: 100 feet. (e) Adult establishments licensed under section 1120 of this Code must comply with the setback requirements of subsection 1120.05 of this Code rather than the setback requirements of subsection 510.65, subdivision 3(d) of the Independence zoning ordinance. (f) Fences, trees, shrubs, or other appurtenances are not allowed within any road right -of-way. Subd. 4. Off-street parking and loading requirements. Off-street parking and loading space must be provided in the Commercial-Light Industrial District in accordance with requirements of this subsection. (a) All outside, off-street parking and loading areas must be paved and curbed with B-6-12 or better concrete curbing. (b) Curbed islands must be placed at the end of every 20 parking spaces. (c) Off-street parking and drive aisle setback standards: Front yard 20 feet from right-of-way Side yard 10 feet Rear yard 10 feet Side corner yard 20 feet Side yard abutting "R" district 20 feet Rear yard abutting "R" district 20 feet (d) The following minimum parking standards are hereby established in the commercial-light industrial district: Angle Type Space Width Space Length Aisle Width 90 deg. 2-way 9.0 feet 19 feet 25 feet 60 deg. 1-way 9.0 feet 21 feet 18 feet 45 deg. 1-way 9.0 feet 20 feet 13 feet 30 deg. 1-way 9.0 feet 17 feet 11 feet 0 deg. Parallel 8.0 feet 23 feet 20 feet (e) An accurate, dimensioned parking layout that complies with the foregoing must be submitted for approval with a site plan, and parking arrangements must thereafter comply with the approved layout. Parking spaces must be clearly designated by lines painted upon the surface of the parking area. (f) Each commercial-light industrial use must provide the following parking spaces: Created: 2024-11-08 12:24:46 [EST] (Supp. No. 9) Page 3 of 4 (1) Eating and drinking establishments: one space for each two seats plus one per employee. (2) Automobile service stations: three spaces for each enclosed bay plus one per employee. (3) Office buildings and non-retail commercial uses: one space for each 250 square feet of gross floor area. (4) Retail sales: one space for each 250 square feet of gross floor area. (5) Wholesale and warehousing: one space for each 2,000 square feet of gross floor area. (6) Industry and manufacturing one space for each 350 square feet of gross floor area. (7) Other uses: parking requirements for other uses not set forth herein must be established by the city council, upon recommendation of the city engineer and planning commission. (g) Off-street loading space required. Adequate off-street loading space is required for each commercial- light industrial use in the commercial-light industrial district, subject to the following: (1) One loading space shall be provided for each building, unless the zoning administrator determines that this requirements may be waived or modified. (2) Loading spaces must not be located on the side of a building fronting on a public street. (3) Loading spaces must be no less than 15 feet in width and 25 feet in length. (4) Loading spaces in all other respects must conform to the requirements for parking spaces. Subd. 5. Landscape standards. (a) Setback areas must be landscaped and maintained as a protective buffer and may not be used for parking, internal driveways, off-street loading, storage; nor may any structure or building be placed thereon, other than a fence. (b) Minimum landscape requirements in the protective buffer must include one tree (at least 2.5-inch caliper deciduous tree or six-foot-high conifer tree) for each 40 feet of property line. The protective buffer must also contain grass, ground cover or shrubs. No impervious surfaces such as concrete or asphalt may be placed in the protective buffer. (c) Minimum landscape requirements for each curbed island must include one tree (at least 2.5 -inch caliper deciduous tree or six-foot-high conifer tree). The curbed island must also contain grass, ground cover or shrubs. No impervious surfaces such as concrete or asphalt may be placed in a curbed island. (d) When a commercial or industrial development is located adjacent to any "R" zone, an eight -foot opaque fence or wall must be erected to provide screening of the commercial or industrial use. Subd. 6. Lot screening. All commercial-light industrial uses must be screened from adjacent residential properties with berms, fencing, hedges, or other landscape materials. Earth berms shall not exceed a slope of 3:1. The screen shall be designed to provide an effective visual barrier during all seasons. Height of plantings shall be measured at the time of installation. Subd. 7. Lot coverage. Impervious lot coverage shall not exceed 30 percent of the lot area. Lot coverage of up to 75 percent may be allowed by conditional use permit provided stormwater run-off and surface drainage is no greater than pre-development rates for one-, ten- and 100-year storm events. Stormwater treatment ponding is required for all developments. Subd. 8. Storage and display. All storage, display, service, repair, or processing must be conducted wholly within an enclosed building or behind an opaque fence or wall not less than six feet high, provided that materials stored shall not exceed the height of the fence. Outdoor stora ge is permitted only in conjunction with a principal building on the same property. Created: 2024-11-08 12:24:46 [EST] (Supp. No. 9) Page 4 of 4 Subd. 9. Solid waste. Incineration of solid waste materials must be conducted in equipment approved by the Minnesota pollution control agency regulations. Subd. 10. Access streets. Streets servicing a commercial-light industrial area must have direct access to a collector street or higher-capacity street. No street servicing commercial-light industrial establishments may have access to local residential streets nor may business-oriented traffic be routed or directed to local residential streets. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 1 of 29 CHAPTER 8 LAND AND BUILDING REGULATIONS 831. ZONING – URBAN COMMERCIAL DISTRICT Section 831.01. Purpose. The purpose of this district is to provide local residents with a district having a visually pleasing, robust, compact mix of uses consisting primarily of small offices, retail sales and service uses, and some light manufacturing uses, where new, quality buildings blend with existing buildings in an environmentally friendly manner, where pedestrian and vehicular safety is provided, where signage is subdued and effective, and where nearby residential uses are buffered. Section 831.02. Permitted Uses. Within the Urban Commercial District the following uses shall be permitted uses subject to site plan approval. (1) Park and Open Space (2) Office (3) Secretarial and Word Processing Services (4) Banks and Financial Institutions (5) Medical Offices (6) Interior Decorating Studio (7) Dance Studio (8) Locksmith (9) Sports and Health Clubs but not to exceed 10,000 square feet of floor area and not including outdoor activities or facilities (10) Museums and Cultural Centers (11) Post Office (12) Public Buildings (13) Electronic Shopping and Mail-Order Houses, but not to exceed 10,000 square feet (14) The Following Retail Stores and Retail Service Shops, but not to exceed 10,000 square feet of floor area and which are open only during the hours between 6AM and 10PM: (a) Motor Vehicle and Parts Dealers (b) Furniture and Home Furnishings Stores (c) Electronics and Appliance Stores (d) Building Material and Garden Equipment and Supplies Dealers (e) Food and Beverage Stores (f) Health and Personal Care Stores (g) Clothing and Clothing Accessories Stores (h) Barber Shop and Beauty Shop (i) Hair, Nail, and Skin Care Services (j) Footwear and Leather Goods Repair (k) Dry Cleaning and Laundry Services (l) Other Personal and Household Goods Repair and Maintenance (Tailor Shop) Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 2 of 29 (m) Sporting Goods, Hobby, Book, and Music Stores (n) General Merchandise Stores (o) Department Stores (p) Warehouse Clubs and Superstores (q) Other General Merchandise Stores (r) Florists (s) Office Supplies, Stationery, and Gift Stores (t) Used Merchandise Stores (u) Pet and Pet Supplies Stores (v) Art Dealers (w) Tobacco Stores (x) Funeral Home and Funeral Services Section 831.03. Conditional Uses. Within the Urban Commercial District, no structure or land shall be used for the following uses except by conditional use permit. (1) Retail Stores and Retail Service Shops listed as permitted uses, but which are over 10,000 square feet of floor area and/or which are open beyond 10PM or before 6AM (2) Sports and Health Clubs over 10,000 square feet of floor area (3) Animal Hospital (Veterinary Clinic) (4) Auto Body or Repair Shop (5) Tire and Battery Shops (6) Clubs and Lodges (7) Parcel Delivery (8) Transit Station (9) Automotive Service Station (motor fuel stations) (10) Restaurants (11) Drive-In and Drive-Thru (other) (12) Oil and Lubrication Service Shops (13) Day Nursery and Day Care (14) Entertainment Center – (Facilities which include two or more of the following uses located on the same lot and contained in a coordinated site plan: restaurant, bar, dance hall, and/or bowling alley) (15) Hotel/Motel (16) Auto and Marine Sales (indoors only) (17) Printing and Publishing (18) Electronic Shopping and Mail-Order Houses over 10,000 square feet (19) Wholesale business- not exceeding 20,000 square feet (20) Warehousing – not exceeding 20,000 square feet (21) Television and Radio Station (22) Telecommunications tower as defined in the section titled Zoning – Performance Standards and Enforcement of the Medina City Code (23) Essential Service (24) Building contractors or subcontractors (25) Lawn and snow contractor (26) Rental centers Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 3 of 29 (27) Towing (28) Extermination and pest control (29) Distributor (30) Manufacturing and assembly of the following light industrial products excluding: metal plating; teflon coating or similar plating or coatings requiring high temperatures; the use of heavy or other drop forges or heavy or other hydraulic surges or devices capable of detection (vibration) at the property line. 1 Manufacturing of the following are included: (a) Cut and sew apparel (b) Apparel accessories and other apparel (c) Footwear (d) Other leather and allied products (but not including tanning) (e) Computer and electronic products (f) Printing and other related support activities (g) Communications equipment (h) Audio and video equipment (i) Semiconductor and other electronic components (j) Navigational, measuring, electromedical, and control instruments (k) Manufacturing and reproducing magnetic and optical media (l) Household appliances (m) Jewelry, silverware, and hollowware (n) Jewelers’ material and lapidary work (o) Doll, toy, and games (p) Office supplies (except paper manufacturing) (q) Meat and poultry products, but not slaughtering or rendering (r) Metal stamping (s) Paint and coatings (t) Mattresses (u) Metal valves (v) Architectural and structural metals (w) Soaps and cleaners (x) Hot stamping plastic packaging (y) Machining (z) Hydraulic hose (aa) Medical equipment (bb) Museum displays 1 Uses listed in this subsection are selectively taken from the North American Industry Classification System (NAICS). Uses not included or worded differently were intentionally done so because they are not consistent with the purpose of this district, were deemed not to be appropriate for inclusion, or needed to be worded differently to meet the City’s needs. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 4 of 29 Section 831.04. Accessory Uses. Within the Urban Commercial District the following accessory uses shall be allowed. (1) Off-Street Parking and Loading (2) Food Service for Employees (3) Transit Stop / Station (4) Seasonal Flea Market (5) Car Wash, provided approved by a conditional use (6) Drive in Bank, provided approved by a conditional use (7) Keeping of Honey Bees in compliance with standards of Section 828.22 of this ordinance. Section 831.05. Lot, Setbacks and Building Size Requirements. The following minimum requirements shall be observed, subject to additional requirements, exceptions and modifications set forth in other sections of this ordinance. (When setback provisions overlap, the most restrictive provisions of both setbacks shall apply. See Figure 1.) Subd. 1. Lot of Record: A lot of record, which existed on or before December 31, 1999 and has one or more of the following shall be considered buildable without requiring a variance provided all other provisions of the ordinance are met. (a) less than 1 acre (b) less than the required lot width (c) less than the required lot depth Subd. 2 Minimum Lot Area: 1 acre. Subd. 3. Minimum Lot Width: 100 feet. Subd. 4. Minimum Lot Depth: 120 feet. Subd. 5. Minimum Front Yard Setback: 50 feet, but at least 75 feet from any residential district. Subd. 6. Minimum Side Yard Setback: 10 feet, but at least 75 feet from any residential district. Subd. 7. Minimum Rear Yard Setback: 20 feet, but at least 75 feet from any residential district. Subd. 8 Corner Lots: Corner Lots shall have a front yard setback adjacent to all abutting streets. Subd. 9. Reserved. Subd. 10. Railroad Setback: In those instances where the lot abuts a railroad right of way, the setback adjacent to a railroad right of way may be reduced to 10 feet. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 5 of 29 Subd. 11. Elm Creek Setback: Setback from Elm Creek shall conform to the provision specified in the shoreland overlay district. Principal Building Residential Zoning Parcel 2 Parcel 1 Railroad 1.6 1.4 .15 .2 .7 .8 10 ft. ST R E E T STREET .64 .5 11.3 AC. 1.4 acres buildable ( 30 %) 1.56 acres buildable ( 34% ) .01 .11 50 f e e t f r o n t y a r d 20 f e e t s i d e y a r d 100 foot setback .451.1 .4 1.6 60 ft. 2.82Parcel 3 10.04 acres buildable ( 63% ) 75' residential setback Stream Required Open Space These figures are illustrative. For example, parking lots would likely have landscaped areas which might not count as hard cover. # # # # # Minimum 50 ft. front yard setback Parcel Boundry Residential Zoning Wetlands Wetlands Setback (10 ft.) Property Line Setback ( 10 - 50 ft.) Residential Setback (75 ft.)Buildable Land Required 75 ft. Setback from Residential Protected Wetland Minimum 10 ft. side yard setback 20 ft. rear yard setback Note: Rear yard setback may be reduced to 10 ft. if adjacent to railroads. Minimum 10 ft. wetland setback # #Note: The location of the required open space is not ordained Figure 1 1 inch = 200 feetStream Setback Stream # Required open space to maintain 60 % maximum impervious coverage Parcel 1 = 4.47 ac. Parcel 2 = 4.57 ac. Parcel 3 = 15.91 ac. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 6 of 29 Subd. 12. Commercial to Commercial Parking Lot Setback: (a) Front Yard: Parking is allowed to encroach the front yard setback except for the 25 feet adjacent to the front lot line. (b) Side and Rear Yards: Parking is allowed to encroach into the side and rear yard setbacks except for the first five feet adjacent to the lot line. (c) To accommodate shared or joint use of a parking lot which straddles a common lot line between adjoining properties, the owners of such lots may submit a parking plan to construct a shared parking area. In such instance, the adjoining yard setback requirements may be waived if the parking lot otherwise meets the requirements of the ordinance. Subd. 13 Commercial to Residential Parking Lot Setback: The parking lot is allowed to encroach into the front, side, and rear yard setbacks except for the 25 feet adjacent to the lot line if the parking is buffered from the adjoining residential zone such that there is no line of sight between the vehicles in the encroachment zone and the main floor of the residences. Subd. 14 Limitations on Setbacks: No required front yard, side yard, rear yard and wetland setback or other required setbacks shall be used for building, or other use. No impervious surface shall be located in any required setback except for approved driveways, parking lot, walks, and trails approved by the City. When setback provisions overlap, the most restrictive provision of both setbacks applies. Subd. 15. Building Height: No building shall exceed 30 feet in height, unless the building has a sprinkler system in which case the height shall not exceed 35 feet. Section 831.06. Sanitary Sewer. Within the Urban Commercial District, the maximum allowed wastewater flow is 750 gallons per day, per net acre (for purposes of this section, net acres equals the total area of the lot, minus wetlands and open water). Section 831.07. Design and Development Standards. Design and development standards are established for this district to achieve a high standard of development by providing assurance that land uses, buildings, and functions are compatible within the district and with adjacent districts. The plans and the proposed use of a property shall conform to the design and development standards prior to approval of any permit. The applicant or owner shall supply data necessary to demonstrate such conformance. Subd. 1. Design and development standards – all uses: The following design and development standards are identified for all uses. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Site Analysis – A complete analysis of the site shall be made and a site analysis map shall be prepared as defined by this ordinance. The analysis map shall then be used to determine how the site shall be used and to identify the appropriate Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 7 of 29 arrangement of the various components to the development. A site plan shall then be prepared as defined by this ordinance. (b) Landscape Plan – A landscape plan shall be prepared. The landscape plan must include existing trees and landscaping to be retained. The plan must show new landscaping including ground cover, shrubs, and trees by type, size, and spacing. The plan must also include planting methods, walls and fences, if any, (which must be decorative), plazas, fountains, sculptures, all outdoor lights, and other relevant features. (c) Building Plan - A building plan shall be prepared and include at least the following : a generalized floor plan for each floor, uses, elevation plans for each side of the building showing proposed color and type of materials, fenestration, any rooftop equipment and proposed screening materials, size and square footage, number of parking stalls in the building or in the ramp or deck, if any, building size, building height, exterior lighting, signage if any, and any other relevant features. (d) Utilities – All utilities shall be placed underground. Transformers and similar equipment, if any, should be located inside a building or shall be fully screened from view. (e) Signage – A coordinated signage system for the building and access may have to be provided. (f) Natural Features and Drainage – Retaining existing land forms on the site is encouraged especially when it involves natural amenities such as mature trees and natural drainage. Protection of Elm Creek is required by the shoreland ordinance. Natural vegetation enhancement along the creek is encouraged. Plans which restore natural vegetation along the creek may be given up to a 25 percent reduction in one or two of the yard setbacks. (g) Reserved. (h) Building Setting – At least 10 feet of landscaping shall be provided adjacent to the building except for walks, plazas, and approved loading docks. (i) Internal Drives – Adequate internal streets/drives not less than 22 feet wide exclusive of required parking shall be provided. (j) Street Trees – Streets trees must be planted to meet the following requirements: (i) Number and Spacing – the minimum number or ratio shall not be less than one tree per 50 feet, or fraction thereof, of street frontage including public and private roads. (ii) Size – the minimum size shall not be less than 2.5 caliper inches measured 1 Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 8 of 29 foot off the ground at the time of planting for deciduous trees and for coniferous trees the minimum size shall not be less than 6 feet high. (iii) Type – shall be native species suitable for the site and consistent with others in the area. Other species hardy to the soil and circumstances may be allowed. (iv) Location – the location shall be shown on the site plan and be found acceptable by the City prior to planting. (v) Landscaping – Street trees shall count as landscaping. (k) Open Space Trees – Shall consist of native species, be consistent with the landscape plan, and complement the form and function of the open space. (l) Tree Preservation – Trees are a major component of the natural environment and their ecosystems. For this reason and for compliance with the purposes of this district, significant trees (trees measuring 8 or more caliper inches in diameter measured 4 feet off the ground) are protected. No significant tree shall be removed unless required to implement the development plan approved by the city and accompanied by a tree replacement plan consistent with this ordinance including replacement of 1 caliper inch for each caliper inch removed. Every 2 feet in height of a coniferous tree equals 1 caliper inch. A coniferous tree must measure at least 6 feet high at the time of planting to qualify as a replacement tree. In those instances where it is not practical to plant replacement trees on the site, the City may accept a payment (as determined by the City) in lieu of planting some or all of the replacement trees. Street trees can not be used to calculate replacement. A significant tree will be considered removed or lost as a result of: 1) clearing or cutting which result in removal or killing of the tree; 2) grade change, including grading or filling, whether temporary or permanent, affecting 45 percent or more of the tree’s critical root zone (the area around the tree trunk having a radius of 1.5 feet for every caliper inch of the tree’s diameter); 3) utility, roads or other construction resulting in the cutting of 45 percent or more of the tree’s roots within the critical root zone; 4) mechanical injury to the trunk causing loss of more than 40 percent of the circumference of any portion of the trunk bark; 5) compaction to a depth of 6 inches or more of 45 percent or more of the surface of the soil within the critical root zone. (m) Impervious Coverage – The maximum impervious coverage shall not exceed 60 percent. An approved soft trail (one comprised of wood chips, ag lime, or crushed rocks) will not be counted as impervious. See Figure 1. (n) Curb Cuts – Curb cuts shall not exceed 24 feet in width. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 9 of 29 (o) Outdoor Lighting – Outdoor lighting must meet the requirements as specified in the City’s Outdoor Lighting Ordinance. No more than 0.0 FC of light where residential zoning abuts and 0.5 FC of light where other zoning abuts shall be allowed at the property line, when measured at eye level and aimed at the light source. (i) Landscape and architectural lighting – Provide lighting aimed directly at the area of focus. Minimize spill light by use of narrow distribution luminaires and control devices such as internal and external louvers, refractors, barn doors and glare shields. (ii) Parking and Walkways – Provide full cutoff type luminaries for parking areas and walkways with no more than 10 percent of light output above the horizontal plane through the light source. (p) Buffers – (i) Purpose and Definition – Buffers are used to screen views, reduce noise, reduce dust, reduce impacts from lights, help separate uses, and to enhance the appearance of property in and near this district. Buffers consist of one or more of the following: landscaping, berms, decorative walls and/or, decorative fencing. (ii) Where Required – A buffer shall be constructed when deemed appropriate based on the evaluation of the site plan and existing and proposed uses and functions on and nearby the property. (iii) Location – The buffer may be located adjacent to the building or areas to be screened, along the property line or a combination of the two, whichever best meets the purposes of the section. (iv) Design – The design must be based on the function and purpose of the buffer and the uses and circumstances of the specific properties involved. These factors will set the framework for the width, height, shape and selection of materials (landscaping and man-made.) Berms should be undulating, creating a natural looking configuration. The design, plant selection and the planting plan must be coordinated taking into account the symbiotic relationship between the plants and the micro- climate including: moisture, runoff, slope, sun and sun angle, temperature, wind, evaporation, plant relationships, hardiness, maintainability, and other factors. The City does not expect the berms to have an irrigation system but the plan must include provisions for watering after initial planting and during drought or severe dry spells. The berm design can be used to effect drainage positively and favorably. (v) Landscape Materials – Landscape materials shall consist of coniferous plants and deciduous plants. Native species shall be used. In certain Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 10 of 29 instances, other species hardy to the soil and circumstances may be allowed. A variety of species is encouraged. The City will provide a list of plants considered acceptable for most areas in the district. (vi) Decorative Fences and Walls – Only decorative fences and walls to provide screening and delineation of selected spaces shall be allowed. The height allowed shall be determined through evaluation of the materials proposed to be used, and landscaping use in conjunction with the fence or wall, and through evaluation of the site plan. (a) Decorative Fences – In some instances a solid fence may be useful to add height, screen or reduce noise, but in such instances the fence shall be decorative and landscaping shall be used to soften the impact. (b) Decorative Walls – Decorative walls constructed of brick, decorative stucco, boulders, or similar natural materials may be used to achieve objectives consistent with this section. (vii) Buffer Plan – A detailed plan must be submitted with the site plan. The plan shall include the location, width, height, configuration, topography at 1 foot intervals, soils, listing of all plant materials by species and size, method of planting, maintenance plan, any walls, fences, rock or other features. (viii) Maintenance – The owner shall have responsibility for maintaining the buffer and its landscaping according to the plan throughout the term of the use as approved by the City. (ix) Joint Development and Maintenance – Property owners in the district, residential owners and associations can, if they agree, jointly develop and or maintain the buffer required by this district. (q) Loading Docks – (i) Definition – For purposes of this section a loading dock is defined as an area measuring at least 12 feet wide which provides a portal for a truck through the outside wall of a building. The portal could be through a door, which allows the truck to either enter into the building or which allows the truck to the edge of the building or to a dock at the building with a portal into the building. (ii) Screened From Residential – No loading dock shall be visible, to the fullest extent practicable, from any residential district. Screening the loading docks can be accomplished by one or more of the following: using the building to screen, berming, landscaping, (using coniferous material having sufficient depth and height), decorative walls, or decorative Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 11 of 29 fences. The means (method) used to screen the loading dock must result in blockage of the view from all residential districts. (r) Landscaping – The entire lot shall be landscaped, except for those portions occupied by a building, walk or trail, parking lot, decorative plaza, wetland, waterway buffer, and woodland, and are subject to landscape requirements as specified in the section titled Zoning – Performance Standards and Enforcement. Natural vegetation consisting of properly maintained native species with any invasive species removed may be considered as part of the landscaping. (s) Building Materials and Building Appearance – (i) Purpose – This section is to achieve the purposes of the Urban Commercial District, protect and preserve property values, to protect nearby uses, provide for the general welfare of the City, and establish reasonable development standards for functional and aesthetic aspects of buildings and structures. (ii) Building Materials – All exterior building materials shall be durable and non- combustible (except for wood used as an allowed accent material), consisting of one or more of the following: At least 30 percent shall be brick, natural stone, granite, stucco (but not - Exterior Insulation and Finish System (EIFS)), copper or glass. Up to 20 percent may be wood, anodized aluminum or similar metals may be used as an accent material if appropriately integrated into the overall building design and in the case of wood, not subject to damage caused by heavy use or exposure. When requested, samples of the external materials shall be submitted to the City. Decorative concrete and pre-cast concrete panels may be allowed provided the total of such material does not make up more than 70 percent of the exterior material. Decorative concrete means concrete which: 1) is burnished creating a terrazzo appearance, 2) professionally colored and patterned to create a high quality earth tone brick appearance, 3) professionally colored and patterned to create a high quality white or earth tone stucco appearance (but not EIFS), 4) professionally colored and patterned to create a high quality travertine appearance. (iii) Building Appearance – All buildings and structures and remodeling of either existing or new buildings shall take into account compatibility related to architectural quality and mass of the structure to be constructed. Elements of compatibility include, but are not limited to: building form, mass, height and bulk; fenestration, exterior materials and their appearance, color (compatible and harmonious with the building, other nearby buildings and the natural setting in the area) durability, setback, landscaping, exterior lighting, and site improvements. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 12 of 29 (iv) Screening of Rooftop Equipment – All rooftop equipment shall be designed to minimize undesirable views and forms when viewing rooftops from higher elevations and abutting property. Equipment shall be screened through the use of architectural elements and materials, which are consistent with the design and architecture of the building. Wooden boards or similar material constructed or assembled in a fence-type method or design shall not be used to screen rooftop equipment. Screening elements should not exceed 8 feet in height. (t) (Reserved – deleted by Ordinance 410) (u) Surfacing – All driveways, required parking and loading berths shall have a 9 ton capacity, dustless, all-weather surface. Parking areas for infrequent parking such as for special events or for fewer than 20 times per year may use grasscrete or similar materials or techniques and be in conformance with this provision. Such materials shall not be considered to be impervious if at least 50 percent is exposed grass or similar landscaping. (v) Access and Driveways – No vehicle access shall be located closer than 75 feet from street corner, nor shall the access be more than 24 feet wide, not including the radius which may be up to 35 feet. Driveways shall not be located in setback areas except to provide essentially direct access from the street to a parking lot at approximately 90 degrees. To the extent possible, driveways into large parking areas with more than 100 spaces and into loading docks shall be curved to reduce direct exposure of the areas from off the site. (w) Area identity – coordinate signs, lights, image, etc. – The City desires to promote an identity and favorable image for the Urban Commercial District by coordinating landscaping, lighting, and signage. (x) Incorporate Natural Environment – The natural environment of the site shall be incorporated into the site plan and development plan for the property. (y) Outside Storage – No outdoor storage shall be permitted on lots smaller than 5 acres. On lots 5 acres or larger, storage of materials may be permitted outside provided that the materials are on an improved surface and screened from view. This area may not exceed 20 percent of the footprint of the principal structure must be adjacent to the rear of the building. Height of this area shall not exceed 10 feet. Storage areas must be shown on an approved site plan. Screens shall be constructed of materials designed for low maintenance and long life. Certain uses have additional outdoor storage provisions that can be found in their specific design and development standards. (z) Outside Storage of Vehicles – Vehicles must have a current and valid license, be in operable condition for use on the public streets, and be actively used for the use approved on the site and moved on a daily basis when the use is opened for Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 13 of 29 business. For every 5,000 square feet of building space, businesses are permitted to have one vehicle at all buildings, and not more than 24,000 lbs. of gross vehicle weight, less than 24 feet long and up to a maximum of four vehicles. Additional vehicles above 24,000 lbs. gross vehicle weight and/or more than 24 feet long are permitted, provided that they are parked in the loading dock and screened from view. (aa) Fences and Walls – See Buffers. (bb) Building Services, Utilities – To the extent possible, all mechanical equipment, meters and transformers shall be placed inside the building or in a mechanical court formed by walls which completely enclose and screen the equipment. Utilities serving the site shall be placed underground. (cc) Grades – Private roads, driveways, parking lots, and loading docks exposed to the elements shall have grades of not less than 0.5 percent nor more than 4 percent in order to provide adequate drainage and maneuverability of vehicles unless reviewed for acceptance or unacceptance based on: the amount by which the grade exceeds 4 percent, number of slopes, length of slopes, starting and stopping areas and their grades, angles and curvatures, traffic volumes, parking turn-over, turning and intersection factors, roadway width, lineal feet and/or number of spaces with grades over 4 percent, sight distance and obstructions and alternative routes. (dd) Odor – Odors that are associated with air pollution are regulated by the Minnesota Pollution Control Agency (MPCA). Other odors are subject to the nuisance provisions of the city’s code. (ee) Noise – The source sound level requirements of this section shall apply at the property line. Measurements may be made at any location for evaluation purposes. The source sound levels as set by the Minnesota Pollution Control Agency shall be the highest source levels permitted, whether or not such sound source is in the zoning district in question. (ff) Parking Structures – Parking structure shall not contain more than one level above the site grade and the materials shall match those used on the principal building. (gg) Proof of Parking – When the required off-street parking is 30 or more spaces, the owner may be allowed to pave and stripe 80 percent of the required parking spaces if the following conditions are met: (i) A parking plan drawn to scale for the property is submitted with the site plan and indicates that the site complies with the total parking requirements stated above and with the parking lot design to the standards required by this Ordinance. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 14 of 29 (ii) The proof of parking area is defined as that portion of the site which is not paved, but is suitably landscaped and is capable of containing the amount of parking equal to the difference between the total amount of required parking and the amount of parking required to be paved to meet the requirements of this Ordinance. A concrete curb shall be provided between the proof of parking area and the initially constructed parking lot. For purposes of calculating impervious surface, such area will be considered impervious. (iii) The proof of parking area shall be clearly delineated on the parking plan for the site. (iv) The paved portion of the parking area shall comply with the pertinent sections of this Ordinance. (v) The proof of parking area is not used to satisfy any other landscaping, setback, or other requirement of this Ordinance and is not located in an area occupied by a building. The property owner is responsible for informing any subsequent owner of the proof of parking area and parking status of the property and shall record said provision with the County recorder. The City may, at its sole discretion, require that the proof of parking area be paved and striped in such a way that it meets the requirements to provide the total number of required parking spaces on the site or a percentage between 80 percent and 100 percent if so determined by the city. (hh) Parking Reduction – The required number of parking spaces may be reduced where it can be demonstrated that such reduction is justified due to joint use of facilities for dissimilar uses, provisions for transit, or other factors having impact on parking demand and capacity. (ii) Parking Lots and Structures – Parking lots and structures shall be designed to provide efficient parking taking into account the utilitarian function of this activity. Parking shall be screened from view and be appropriately landscaped to break up the monotony of such parking. In parking lots designated to more than six parking spaces, at least 5 percent of the interiors of all surface parking areas shall be landscaped with each landscape break occurring approximately every 20 spaces. Such landscaped areas shall not be considered as impervious if essentially the ground is left open. Provisions for pedestrian movement into and through parking lots where required shall be provided. Grades in parking lots shall not exceed 4 percent and perimeters of parking lots shall be screened with landscaped hedges or decorative walls where appropriate. Parking decks should be designed to accommodate landscape planters and or to include cut-out sections exposing landscaping from a lower level and/or by providing added landscaping adjacent to the deck or in an open parking lot so that the equivalent of 5 percent is achieved. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 15 of 29 (jj) Transit – The site plan and improvements needs to consider transit provisions including ride sharing and, where it exists, mass transit. (kk) Bicycle Racks / Storage – Bicycle racks or a similar facility to park/store bicycles shall be provided in a location accessible to employees. At least 1 bicycle space shall be provided for every 50 required off – street parking spaces. (ll) Trash and Recycling Facilities – All storage of trash or materials to be recycled and their containers shall be stored within the principal building or in an enclosed area, composed of material consistent with the materials and architecture of the principle building and which is screened from view and located adjacent to and abutting the principal building. (mm) Pedestrian Ways and Trails – Site plans shall be designed for and include provisions for pedestrians to provide access to and between the building, parking lot, open space, street, and transit if any. The plan must include provision for or connections to the City’s trail system consistent with the Comprehensive Plan. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 16 of 29 Subd. 2. Design and Development Standards – Permitted Uses: The following design and development standards are identified for the uses listed below. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Park and Open Space – (1) The design and use shall be consistent with the Comprehensive Plan and the purposes of the Urban Commercial District as well as be compatible with enhancement of the wetlands, Elm Creek, and any nearby residential zone. (b) Office – (1) No additional standards. (c) Secretarial and Word Processing Services – (1) No additional standards. (d) Bank and Financial Institutions – (1) If drive-in service is proposed, the number of lanes shall be kept to a minimum and shall not exceed three. The drive-in service shall be completely integrated into the principal building, shall not be an appendage to it, and shall use the same quality materials as on the remainder of the principal building. (2) Access. Stacking area for the drive-in shall be subordinate to the primary accesses for vehicles and pedestrians. (e) Medical Offices – (1) Provision for storage of any hazardous materials and medical waste must be included and such storage must be inside the building. (f) Interior Decorating Studio – (1) No additional standards. (g) Dance Studio – (1) No additional standards. (h) Locksmith – (1) No additional standards. (i) Sports and Health Clubs but not to exceed 10,000 square feet of floor area and not including outdoor activity, facilities – (1) No additional standards. (j) Museums and Cultural Centers – (1) No additional standards. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 17 of 29 (k) Post Office – (1) Special provision and additional parking may be required to accommodate postal vehicles. (2) Special traffic flow and access may be needed to accommodate operations especially “mail drop” facilities. (l) Public Buildings – (1) No additional standards. (m) Electronic Shopping and Mail-Order Houses, but not to exceed 10,000 square feet – (1) No additional standards. (n) Retail Stores and Service Shops, but not to exceed 10,000 square feet of floor area and which are only open between the hours of 6 AM and 10 PM – (1) The following may require additional standards: (a) Motor Vehicle and Parts Dealers (b) Furniture and Home Furnishings Stores (c) Electronics and Appliance Stores (d) Building Material and Garden Equipment and Supplies Dealers (e) Food and Beverage Stores (f) Health and Personal Care Stores (g) Clothing and Clothing Accessories Stores (h) Barber Shop and Beauty Shop (i) Hair, Nail and Skin Care Services (j) Footwear and Leather Goods Repair (k) Dry Cleaning and Laundry Services (l) Other Personal and Household Goods Repair and Maintenance (Tailor Shop) (m) Sporting Goods, Hobby, Book, and Music Stores (n) General Merchandise Stores (o) Department Stores (p) Warehouse Clubs and Superstores (q) Other General Merchandise Stores (r) Florists (s) Office Supplies, Stationery, and Gift Stores (t) Used Merchandise Stores (u) Pet and Pet Supplies Stores (v) Art Dealers (w) Tobacco Stores (x) Funeral Home and Funeral Services Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 18 of 29 Subd. 3. Design and Development Standards – Conditional Uses: The following design and development standards are identified for the uses listed below. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Retail Stores and Retail Service Shops listed as permitted uses, but which are over 10,000 square feet of floor area and/or which are open beyond 10PM or before 6AM – (1) Same standards as listed for the use under permitted uses. (2) Special design consideration which may be necessary to provide night-time use and safety, and to reduce noise and light impacts. (b) Sports and Health Clubs over 10,000 square feet of floor area – (1) Special design consideration which may be necessary to provide night-time use and safety, and to reduce noise and light impacts. (c) Animal Hospital (Veterinary Clinic) – (1) Shall not be located within 100 feet of a residential district. (2) No outside space shall be used for kenneling animals; however, up to 5,000 square feet of the outdoor area may be used by the animals provided it is designated on the site plan and found to be acceptable by the City. (3) The plan for ventilation, location of windows, doors, and loading docks shall be designed to reduce noise and potential for noise violations. (4) There shall be no outdoor storage of trash, trash container, or debris of any kind. (5) Provision for storage of hazardous materials and medical waste must be included in the building and be identified on the plans. (d) Auto Body and Repair Shop – (1) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (2) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (e) Tire and Battery Shops – (1) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (2) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (f) Clubs and Lodges – (1) If restaurant functions are included, then the design and development standards for restaurants also apply. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 19 of 29 (g) Parcel Delivery – (1) Special provisions and design consideration to accommodate delivery vehicles, nighttime operations, and other functions peculiar to this use. (h) Transit Station or Stop – (1) Stations shall be located within 500 feet of State Highway 55. Special consideration shall be given to locating access to provide convenience without causing congestion, especially due to turning movements. Special channelization for cars and busses will likely be required. Transit station shall provide bike racks at the equivalent of one space for every 50 off – street parking spaces. (i) Automotive Service Stations – (1) No ingress or egress for the site shall be provided within 60 feet from the projected curb lines of the intersecting streets. (2) All pump islands shall be installed at least 12 feet from the required setback line, and no display or servicing of vehicles shall take place within the required yard setback. (3) All parking and paved areas shall meet the grading, design, and landscaping requirements. (4) Curbs – A concrete box curb extending not less than 6 inches above and below grade shall be located along all lot lines abutting a street and along the setback lines, except at approved ingress and egress points, and along the outside edge of all driveways. (5) The entire setback area, which is delineated by the box curb as described above, shall be landscaped and adequately maintained. (The box curb may have drainage cut holes to facilitate drainage in a natural drainage area if consistent with the drainage plan.) (6) Drainage. There shall be adequate drainage of the surface of the parking or paved area to a public storm sewer or to other approved storm water facilities. Plans for surfacing and drainage of all parking lots for 20 spaces or more or paved areas of 6,000 square feet or more shall be approved by the city. (7) Pedestrian Circulation – Sidewalks or other designated pedestrian ways shall be clearly indicated and provided for the safety of pedestrians passing by the station. (8) Buffer – An approved buffer shall be constructed along the property line when it abuts property zoned residential; all buffers shall be adequately maintained. (9) All on site utility installations shall be placed underground. (10) No products shall be sold or displayed in any required yard setback, nor shall the total display area occupy more than 150 square feet in area or be more than 5 feet in height. The automotive service station site shall not be used for the storage and sale or rental of automobiles, trucks, campers, boats, trailers, unlicensed or partially dismantled vehicles, or similar vehicles and products. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 20 of 29 (11) Any canopy and canopy support system shall be constructed using architectural design and materials which are compatible with the principal structure. (12) No public address system shall be audible beyond the property line. (13) No trash or junk materials shall be stored outside unless completely screened from view and stored in a closed metal container; however, such storage shall not take place within the required setback area. (14) Additional conditions may be included when such are necessary to serve the general welfare, safety, and protection of the neighborhood and the public. (15) All automotive service stations in existence as of the effective date of this Ordinance shall conform to the provisions as listed above on or before July 30, 2005. (16) Modification of the requirement of this section may be made for service stations in existence on the effective date of this Ordinance if the city council finds that, because of the shape of the lot, size of the lot, the location of the principal building on the lot, or similar circumstances, it would be impossible to satisfy the strict terms of this section or that they could be satisfied only by imposing exceptional undue hardship upon the owner of the lot. (j) Restaurants – (1) Trash – All trash and debris shall be stored within the building in a properly designed trash room with a door, which opens to an outside loading access. (k) Drive-in (Other) – Drive-In or Self-Service Business – (1) General. (a) Any drive-in or self-service type business serving food or beverages shall also provide, in addition to vehicular service areas, indoor food and beverage service seating area sufficient to accommodate at least 24 customers at any given time. (b) The hours of operation shall be a condition for the granting of any drive-in business use. (2) Location. (a) No drive-in business shall be located within 200 feet of a public or parochial school, church, or public recreation area. (b) No drive-in shall be located within 400 feet of any residential zoned property. (c) No drive-in shall be located on any street other than one designated by the city as an arterial or collector. (3) Landscaping. (a) Each drive-in business shall provide adequate landscaped yards. (b) The landscaping plan must be approved by the council prior to issuance of a permit and said plan shall include complete specifications for plant materials and other features. (c) At least 10 percent of the gross lot area shall be landscaped. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 21 of 29 (4) Site Plan. (a) The site plan shall clearly indicate suitable storage containers for all waste material. (b) The parking area shall be paved with material according to specifications approved by the City. (c) Adequate area shall be designated for snow storage such that clear visibility shall be maintained from the property to any public street. (d) A suitable buffer shall be erected along all property lines abutting residential zoning. (e) The design of all structures shall be compatible with other structures in the surrounding area. (f) No drive-in business shall be located on a lot having less than 1acre. (g) A plan shall be submitted showing adequate provision for surface water drainage and have the approval of the city. (h) Electronic devices such as loudspeakers, automobile serve order devices, drive-in speakers and similar instruments shall not be located within 300 feet of any residentially zoned property. (i) No service shall be rendered, deliveries made, or sales conducted within the required front yard setback; customers served in vehicles shall be parked to the sides and/or rear of the principal structure. (j) No permanent or temporary signs visible from the public street shall be erected without approval of the City. No plan shall be approved which will in any way constitute a hazard to vehicular or pedestrian circulation. No access shall be within 75 feet of intersecting street curb lines. (l) Oil Lubrication Service Shops – (1) Oils-grease – The plan must make adequate provision for inside storage of all new and used petroleum products and other products, liquids, or chemicals used in the operation. (2) Inoperable Vehicles – No inoperable vehicle shall be kept on the site longer than 45 days. (3) Vehicle Sales – The site shall not be used to sell vehicles. (4) Buffer – A buffer may be required. (5) Landscape Plan – A complete landscape plan for the site must be submitted and, when approved, constructed in accordance with the plan. (m) Day Nurseries and Day Care – (1) At least 25 square feet of usable outdoor recreation space shall be provided per person for whom care is provided. (2) Vehicle access to or near the main entrance shall be provided in a convenient and functional manner. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 22 of 29 (n) Entertainment Center – (1) No building shall be located within 400 feet of a residential zone. (2) Main access points shall be located on a road designated as a collector or arterial on the City’s plan. (3) Restaurant and convention / conference facilities shall be integrated to and within the principal building. (o) Hotel/Motel – (1) No building or use shall be located within 400 feet of an existing or proposed residential zone. (2) Main access points shall be located on a road designated ad a collector or arterial on the City’s plan. (3) No direct lighting and no signage shall be visible from an existing or proposed residential zone. (4) Restaurant and convention / conference facilities shall be integrated to and within the principal hot or motel building. (p) Auto and Marine Sales (Indoor Only) – (1) Adequate space shall be provided for inside storage of all inventory, merchandise, waste and hazardous material. (2) A buffer may be required to screen access doors or loading facilities. (q) Printing and Publishing – (1) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (r) Electronic Shopping and Mail-Order Houses, but not to excess 10,000 square feet – (1) No additional standards. (s) Wholesale business – not exceeding 20,000 square feet– (See Manufacturing and Assembly of Light Industrial Products) (t) Warehousing – not exceeding 20,000 square feet – (See Manufacturing and Assembly of Light Industrial Products) (u) Television and Radio Station – As defined in the section titled Zoning – Performance Standards and Enforcement of the Medina City Code. (v) Telecommunications Towers – As defined in section titled Zoning – Performance Standards and Enforcement. (w) Essential Service – As defined in the section titled Zoning – Performance Standards and Enforcement of the Medina City Code. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 23 of 29 (x) Building contractors or sub-contractors – (1) Adequate space shall be provided for inside storage of all inventory, merchandise, waste and hazardous material. (2) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (y) Lawn and snow contractor – (1) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (2) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (z) Rental centers – (1) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (2) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (aa) Towing – (1) Adequate space shall be provided for inside storage of all inventory, merchandise, waste, and hazardous material. (2) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (bb) Extermination and pest control – (1) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (2) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (cc) Distributor – (1) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (2) Special plans and consideration for traffic flow and access may be required. (dd) Manufacturing and Assembly of Light Industrial Products – (1) No building shall be located within 200 feet of a residential zone. (2) Building openings such as doors, windows, and loading docks shall include closing devices to reduce the potential for noise violations. (3) Due to the variety and nature of the uses listed under manufacturing and assembly of light industrial products and the potential impacts to other uses and property, additional design, and development standards shall be required at the time a specific application is submitted or during the review of such application. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 24 of 29 (4) The following uses have additional requirements: (a) Cut and sew apparel – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (b) Apparel accessories and other apparel – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (c) Footwear (but not including tanning) – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (d) Other leather and allied products (but not including tanning) – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (e) Printing and related support activities – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (f) Computer and electronic products – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (g) Communications equipment – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (h) Audio and video equipment – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (i) Semiconductor and other electronic components – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (j) Navigational, measuring, electromedical, and control instruments (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (iii) The use shall not cause interference to television or other communication on nearby property. (k) Manufacturing and reproducing magnetic and optical material– (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (iii) The use shall not cause interference to television or other communication devises on nearby property. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 25 of 29 (l) Household appliances – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (m) Jewelry, silverware, and hollowware – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (n) Jewelers’ material and lapidary work – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (o) Doll, toy, and games – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (p) Office supplies (except paper manufacturing) – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (q) Meat and poultry products, but not slaughtering or rendering– (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (r) Metal Stamping – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (s) Paint and Coatings – (i) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (t) Mattress – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (u) Metal Valves – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (v) Architectural and Structural Metals – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 26 of 29 (w) Soaps and Cleaners – (i) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (x) Hot Stamping Plastic Packaging – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (iii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (iv) The plan for ventilation, location of windows, doors, and loading docks shall be designed to reduce noise and potential for noise violations. (y) Machining – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (z) Manufacturing Hydraulic Hose – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) The plan for ventilation, location of windows, doors, and loading docks shall be designed to reduce noise and potential for noise violations. (aa) Manufacturing Medical Equipment – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (iii) The plan for ventilation, location of windows, doors, and loading docks shall be designed to reduce noise and potential for noise violations. (bb) Manufacturing Museum Displays – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 27 of 29 Subd. 4. Design and Development Standards –Accessory Uses: The following design and development standards are identified for the uses listed below. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Off-Street Parking and Loading – (1) See off-street parking and loading requirements. (b) Food Service for Employees and their guests, provided such facility is integrated within the principal use and building – (1) No outdoor signage or signage visible from outdoors shall be allowed. (2) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (c) Transit Stop / Station – (1) Stations shall be located within 500 feet of State Highway 55. Special consideration shall be given to locating access to provide convenience without causing congestion, especially due to turning movements. Special channelization for cars and busses will likely be required. Transit station shall provide bike racks at the equivalent of one space for every 50 off- street parking spaces. (d) Seasonal Flea Market – A seasonal flea market operated or sponsored by a non-profit organization as an accessory use, is subject to the following conditions: (1) No outside storage is permitted. (2) The flea market may operate no more than one day per calendar week and no more than 30 days per calendar year. (3) Sales may take place within any required setback area provided the activity does not interfere with traffic, parking or emergency vehicle access and does not occur on a landscaped area. (4) There exists adequate on-site parking for the accessory use and the permitted use or conditional use; approved for the property. (5) Tents, stands and other temporary structures are permitted provided they do not interfere with parking, traffic or emergency vehicle access. (6) A temporary sign no larger than 32 square feet per side with a maximum of 64 square feet is permitted during sale hours. (7) Parking areas must be clearly delineated and control thereof is the responsibility of the licensee. (8) Permit and Plan–A plan must be submitted and a permit obtained according to the following provisions: (a) A description of the property proposed to be used. (b) A list of the days or dates of use and the hours of operation. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 28 of 29 (c) A site plan showing the sales area in relation to existing buildings, parking areas, points of ingress and egress and other site improvements; (d) Written permission from the property owner. (e) Such other information as the zoning administrator may require. (f) Upon review of the required information and determination that the proposed accessory use will comply with the requirements of this ordinance, the zoning administrator shall issue an administrative permit to the operator of the seasonal flea market. The permit shall be valid for a period not to exceed one calendar year. The zoning administrator may condition the issuance of the permit in any way necessary to ensure compliance with this ordinance or to promote public safety. (g) The applicant may appeal any decision by the zoning administrator to deny a permit or to condition the issuance of such permit. The appeal shall be made to the city council sitting as the board of adjustments and appeals. (e) Car Washes – An accessory car wash shall meet the following requirements: (1) The use must be accessory to a permitted use or to a conditional use approved by the City. (2) Adequate buffer provided and maintained to screen the use and function from adjacent residential zoning and from office use on adjacent property. (3) Stacking Area. An adequate stacking area which does not interfere with other functions must be provided. (f) Drive-in Bank – provided approved by a conditional use. (1) The accessory use must meet all of the applicable provisions listed under drive-in. Other drive-in or self-serve businesses as listed in the Design and Development Standards – Permitted uses in this District. In addition, the accessory use must meet the standards determined through the conditional use permit review and approval process. Medina City Code 831. Zoning – Urban Commercial District 831. Zoning – Urban Commercial District Page 29 of 29 Section 831.09. Review and Approval Process. Subd. 1. Minor changes involving permitted uses: The following changes can be approved by City staff upon a written finding and filing with the property file that the proposal meets the requirements of the district. (1) Change in the use of the property, if the use is less intense and a more restrictive use. (2) Expansion of an existing building by less than 1,000 square feet of floor area in a single year. (3) Changes of less than 10,000 square feet to the exterior walls or surface of the building. (4) Expansion of the parking lot by less than 10 spaces or less than 2,400 square feet, whichever is less. (5) Outdoor lighting changes involving 2 or fewer light poles without changing the type of lighting. (6) Changing the topography involving less than 1 foot in elevation or less than 24,000 square feet of lot area. (7) An addition to exposed rooftop equipment if the addition is less than 64 cubic feet. Any person aggrieved by a decision of the staff under this subdivision may appeal to the city council. Appeals must be submitted in writing and must be received by the staff within 30 days of the date the staff’s written report is filed. The city council shall decide an appeal within 60 days of the date of receipt of the appeal. Subd. 2. Site Plan Review Procedure: All changes other than minor changes under subd. 1 shall be reviewed pursuant to the site plan review procedures specified elsewhere in this ordinance. Subd. 3. Conditional Uses: Conditional uses and any changes to conditional uses shall follow the conditional use permit procedures specific elsewhere in this ordinance. Amendment History of this Section Adopted February 20, 2001 (Ord. 327). Amended August 2, 2006 (Ord. 410). Deleted clause (t) of subd. 1 of subsection 831.07 regarding signage. Amended May 20, 2008 (Ord. 441). Deleted subd. 9 of subsection 831.05 regarding Wetland Setback. Deleted “g” of subd 1 of subsection 831.07 regarding Wetland Setback. Amended January 16, 2018 (Ord. 628). Amended Section 831.04 regarding the keeping of honey bees. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 1 of 29 CHAPTER 8 LAND AND BUILDING REGULATIONS SECTION 838.1 – COMMERCIAL-HIGHWAY (CH) - DISTRICT Section 838.1.01 Commercial-Highway (CH) - Purpose. The purpose of the Commercial- Highway (CH) district is to provide a zoning district for a mix of retail and service businesses with visibility from and proximity to arterial roadways which provide services for residents of the city as well as the broader region. Development shall include high quality and attractive building materials and architectural design as well as extensive landscaping in order to limit impacts on surrounding land uses, and shall be integrated and coordinated in a way to most efficiently utilize site improvements and to protect the natural environment. Section 838.1.02. (CH) Permitted Uses. The following shall be permitted uses within the CH district, subject to applicable provisions of the city code: (1) Essential Services (2) Professional and Medical Office Uses (3) Parks and Open Space (4) Public Services (5) Retail Uses, except the following are not permitted uses: pet stores, pawn shops, and adult establishments. (6) Service Uses, except the following are not permitted uses: hospitals; veterinarian clinics; adult establishments; services related to automobiles; and services delivered off-site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control. (7) Hotels and Motels (8) Places of assembly, conference halls, lodges, and similar uses (9) Religious institutions (10) Banks and financial institutions (11) Showrooms (12) Daycare Facilities (13) Physical fitness clubs, dance studios, and similar uses Section 838.1.03. (CH) Conditional Uses. The following shall be permitted within the CH district, subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code: (1) Structures which exceed 50,000 square feet in floor area (2) Automobile, Marine, or Trailer Sales or Rental (3) Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops (4) Automobile Towing Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 2 of 29 (5) Car Washes or Auto Detailing (6) Drive-through services (7) Hospitals (8) Indoor Recreational Uses, including but not limited to bowling alleys, dance halls, movie theaters, and live entertainment. (9) Motor Fuel Stations (10) Retail and service uses which include the keeping of animals on-site such as pet stores, veterinarian clinics, animal day cares, animal boarding, commercial kennels and similar uses. (11) Wind Energy Conversion Systems (WECS) Section 838.1.04. (CH) Accessory Uses. The following accessory uses shall be permitted within the CH district, subject to applicable provisions of the city code and provided such use is subordinate to and associated with a permitted or conditional use: (1) Off-street parking and loading (2) Outdoor dining and/or drinking areas, subject to the requirements established in Section 838.5.08. (3) Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use, subject to the requirements established in Section 838.5.08. (4) Outdoor recreational sports courts, subject to a conditional use permit and the requirements established in Section 838.5.08. (5) Outdoor Storage, subject to a conditional use permit and the requirements established in Section 838.5.08. (6) Seasonal Flea Market or Farmers Market, subject to an administrative review of compliance with the requirements established in Section 838.5.08. (7) Signs, subject to the requirements of the sign ordinance (8) Temporary Outdoor Sales Events, subject to an administrative review of compliance with the requirements established in Section 838.5.08. (9) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.1 of the City Code. (10) Brewing, Distilling, and Similar Uses, provided such production does not exceed 50% of the floor area and provided such activities are accessory to on-site sales or consumption. (11) Keeping of Honey Bees in compliance with standards of Section 828.22 of this ordinance. Section 838.1.05. (CH) Lot Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Minimum Lot Size: One acre. The minimum lot size may be reduced to 0.5 acre if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. Subd. 2. Minimum Lot Width: 100 feet Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 3 of 29 Subd. 3. Minimum Lot Depth: 120 feet Subd. 4. A lot of record, which existed on or before December 31, 1999, and has one or more of the following characteristics shall be considered buildable, without requiring a variance, provided all other relevant provisions of the ordinance are met: (a) Less than the required lot size (b) Less than the required lot width (c) Less than the required lot depth Subd. 5. Minimum Front Yard Setback: 25 feet Subd. 6. Minimum Rear Yard Setback: 25 feet Subd. 7. Minimum Interior Side Yard Setback: 15 feet Subd. 8. Street Setbacks: A required yard setback adjacent to a public or private street shall be increased based on the classification of the street in the Comprehensive Plan as follows: (a) Local Roadway: 25 feet (b) Minor Collector Roadway: 35 feet (c) Major Collector or Arterial Roadway: 50 feet Subd. 9. Residential Setback: A required yard setback adjacent to or across a street from a residential zoning district shall be increased to 50 feet. Subd. 10. Minimum Railroad Setback: A required yard setback adjacent to a railroad right- of-way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 11. Minimum Parking Setbacks: Parking stalls, parking aisles, and fire lanes may encroach within the required yard setbacks but shall be located the following distances from property lines: (a) Front Yard: 25 feet (b) Rear and Interior Side Yard: 10 feet, except to accommodate shared/joint parking across a common lot line. (c) Side Yard, if adjacent to street: 25 feet (d) Residential Zoning District: 40 feet Subd. 12. Maximum Impervious Surface: Impervious surface coverage shall not exceed 75 percent of the entire lot. The maximum impervious surface coverage may be increased to 80 percent if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. However, in no case shall impervious surface coverage exceed 85 percent of the remaining lot area after wetlands and stormwater ponds have been excluded. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 4 of 29 Section 838.1.06. (CH) Design and Development Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. The commercial district standards, as required in Section 838.5, shall be observed. Subd. 2. Building Size: Structures in excess of 50,000 square feet of floor area shall only be permitted subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code. Subd. 3. Maximum Building Height: Building height shall not exceed 45 feet or three stories, whichever is greater. In the case that a structure is not equipped with a compliant fire sprinkler system, the maximum building height shall be 30 feet. Subd. 4. Outdoor Lighting: Unless otherwise specified herein, outdoor lighting shall abide by the requirements specified in the outdoor lighting ordinance. (a) Lighting levels at property lines shall be limited to 0.5 foot-candle, except if adjacent to a residential zoning district, where lighting shall be limited to 0.0 foot- candle. (b) Parking and walkway lighting fixtures shall utilize full cut-off luminaries with no more than 10 percent of light output above the horizontal plane through the light source. (c) Landscape and architectural lighting shall be aimed directly at the area of focus. Spill light shall be minimized through the use of narrow distribution luminaries and control devices such as louvers, refractors, barn doors, and glare shields. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 5 of 29 SECTION 838.2 – COMMERCIAL-HIGHWAY/RAILROAD (CH-RR) DISTRICT Section 838.2.01 Commercial-Highway/Railroad (CH-RR) - Purpose. The purpose of the Commercial-Highway/Railroad (CH-RR) district is to provide a zoning district for a mix of retail and service businesses with visibility from and proximity to arterial roadways which provide services for residents of the city as well as the broader region. Development shall include high quality and attractive building materials and architectural design as well as extensive landscaping in order to limit impacts on surrounding land uses, and shall be integrated and coordinated in a way to most efficiently utilize site improvements and to protect the natural environment. The district is similar to Commercial-Highway except that property in the district is fronted by both state highway and railroad right-of-way, which separates the property from surrounding uses. Section 838.2.02. (CH-RR) Permitted Uses. The following shall be permitted uses within the CH-RR district, subject to applicable provisions of the city code: (1) Essential Services (2) Professional and Medical Office Uses (3) Parks and Open Space (4) Public Services (5) Retail Uses, except the following are not permitted uses: pawn shops, pet stores, and adult establishments. (6) Service Uses, except the following are not permitted uses: hospitals; veterinarian clinics; adult establishments; services related to automobiles; and services delivered off-site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control. (7) Hotels and Motels (8) Places of assembly, conference halls, lodges, and similar uses (9) Religious institutions (10) Banks and financial institutions (11) Showrooms (12) Daycare Facilities (13) Physical fitness clubs, dance studios, and similar uses Section 838.2.03. (CH-RR) Conditional Uses. The following shall be permitted uses within the CH-RR district, subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code: (1) Structures which exceed 50,000 square feet in floor area (2) Automobile, Marine, or Trailer Sales or Rental (3) Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops (4) Automobile Towing (5) Motor Fuel Stations (6) Car Washes or Auto Detailing (7) Drive-through services (8) Hospitals Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 6 of 29 (9) Indoor Recreational Uses, including but not limited to bowling alleys, dance halls, movie theaters, and live entertainment. (10) Retail and service uses which include the keeping of animals on-site such as pet stores, veterinarian clinics, animal day cares, animal boarding, commercial kennels and similar uses. (11) Wind Energy Conversion Systems (WECS) Section 838.2.04. (CH-RR) Accessory Uses. The following accessory uses shall be permitted within the CH-RR district, subject to applicable provisions of the city code and provided such use is subordinate to and associated with a permitted or conditional use: (1) Off-street parking and loading (2) Outdoor dining and/or drinking areas, subject to the requirements established in Section 838.5.08. (3) Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use, subject to the requirements established in Section 838.5.08. (4) Seasonal Flea Market or Farmers Market, subject to an administrative review of compliance with the requirements established in Section 838.5.08. (5) Outdoor recreational sports courts, subject to a conditional use permit and the requirements established in Section 838.5.08. (6) Outdoor Storage, subject to a conditional use permit and the requirements established in Section 838.5.08. (7) Signs, subject to the requirements of the sign ordinance (8) Temporary Outdoor Sales Events, subject to an administrative review of compliance with the requirements established in Section 838.5.08. (9) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1 of the City Code. (10) Brewing, Distilling, and Similar Uses, provided such production does not exceed 50% of the floor area and provided such activities are accessory to on-site sales or consumption. (11) Keeping of Honey Bees in compliance with standards of Section 828.22 of this ordinance. Section 838.2.05. (CH-RR) Lot Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Minimum Lot Size: One acre. The minimum lot size may be reduced to 17,500 square feet if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. Subd. 2. Minimum Lot Width: 100 feet Subd. 3. Minimum Lot Depth: 120 feet Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 7 of 29 Subd. 4. A lot of record, which existed on or before December 31, 1999, and has one or more of the following characteristics shall be considered buildable, without requiring a variance, provided all other relevant provisions of the ordinance are met: (a) Less than the required lot size (b) Less than the required lot width (c) Less than the required lot depth Subd. 5. Minimum Front Yard Setback: 25 feet Subd. 6. Minimum Rear Yard Setback: 25 feet Subd. 7. Minimum Interior Side Yard Setback: 15 feet Subd. 8. Street Setbacks: A required yard setback adjacent to a public or private street shall be increased based on the classification of the street in the Comprehensive Plan as follows. A required yard setback adjacent to a frontage road which abuts railroad or state highway right-of-way shall be reduced subject to Subd. 9. below. (a) Local Roadway: 25 feet (b) Minor Collector Roadway: 35 feet (c) Major Collector or Arterial Roadway: 50 feet Subd. 9. Frontage Road Setback: A required yard setback adjacent to a frontage road directly abutting railroad or state highway right-of-way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 10. Residential Setback: A required yard setback adjacent to or across a street from a residential zoning district shall be increased to 50 feet. Subd. 11. Minimum Railroad Setback: A required yard setback adjacent to a railroad right- of-way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 12. Minimum Parking Setbacks: Parking stalls, parking aisles, and fire lanes may encroach within the required yard setbacks but shall be located the following distances from property lines: (a) Front Yard: 25 feet (b) Rear and Interior Side Yard: 10 feet, except to accommodate shared/joint parking across a common lot line. (c) Side Yard, if adjacent to street: 25 feet (d) Residential Zoning District: 40 feet Subd. 13. Maximum Impervious Surface: Impervious surface coverage shall not exceed 75 percent of the entire lot. The maximum impervious surface coverage may be increased to 80 percent if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 8 of 29 However, in no case shall impervious surface coverage exceed 85 percent of the remaining lot area after wetlands and stormwater ponds have been excluded. Section 838.2.06. (CH-RR) Design and Development Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. The commercial district standards, as required in Section 838.5, shall be observed. Subd. 2. Building Size: Structures in excess of 50,000 square feet of floor area shall only be permitted subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code. Subd. 3. Maximum Building Height: Building height shall not exceed 45 feet or three stories, whichever is greater. In the case that a structure is not equipped with a compliant fire sprinkler system, the maximum building height shall be 30 feet. Subd. 4. Outdoor Lighting: Unless otherwise specified herein, outdoor lighting shall abide by the requirements specified in the outdoor lighting ordinance. (a) Lighting levels at property lines shall be limited to 0.5 foot-candle, except if adjacent to a residential zoning district, where lighting shall be limited to 0.0 foot-candle. (b) Parking lot and walkway lighting fixtures shall utilize full cutoff luminaries with no more than 10 percent of light output above the horizontal plane through the light source. (c) Landscape and architectural lighting shall be aimed directly at the area of focus. Spill light shall be minimized through the use of narrow distribution luminaries and control devices such as louvers, refractors, barn doors, and glare shields. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 9 of 29 SECTION 838.3 – COMMERCIAL-GENERAL (CG) DISTRICT Section 838.3.01 Commercial-General (CG) - Purpose. The purpose of the Commercial- General (CG) district is to provide a zoning district for a mix of service, office, warehouse, and light manufacturing businesses. Property in this district will be proximate to arterial roadways, but generally have less visibility to these roadways than Commercial-Highway property. New development shall include high quality and attractive building materials and architectural design as well as extensive landscaping in order to limit impacts on surrounding land uses and shall enhance the existing structures and uses in the district. Section 838.3.02. (CG) Permitted Uses. The following shall be permitted uses within the CG district, subject to applicable provisions of the city code: (1) Contractor services typically delivered off-site such as, building contractors, lawn care, electrical, plumbing, locksmiths, and extermination or pest control. (2) Essential services (3) Professional and Medical Office Uses (4) Parks and open space (5) Public Services (6) Retail Uses, except the following are not permitted uses: pawn shops, pet stores, and adult establishments. (7) Service Uses, except the following are not permitted uses: hospitals, veterinarian clinics, adult establishments, services related to automobiles (8) Warehousing, Wholesaling, and Distributors not exceeding 10,000 square feet (9) Places of assembly, conference halls, lodges, and similar uses (10) Religious institutions (11) Banks and financial institutions (12) Showrooms (13) Daycare Facilities (14) Physical fitness clubs, dance studios, and similar uses Section 838.3.03. (CG) Conditional Uses. The following shall be permitted uses within the CG district, subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code: (1) Structures which exceed 50,000 square feet of floor area (2) Assembly or Manufacturing of light industrial products, except not the following uses and processes: leather tanning; paper manufacturing; meat slaughtering or rendering; metal plating; Teflon coating or similar coatings requiring high temperatures; the use of heavy or other drop forges; the use of heavy or other hydraulic surges; or the use of any devices capable of detection at the property line. (3) Automobile, Marine, or Trailer Sales or Rental (4) Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops (5) Automobile Towing (6) Car Washes or Auto Detailing Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 10 of 29 (7) Indoor Recreational Uses, including but not limited to bowling alleys, dance halls, movie theaters, and live entertainment. (8) Retail and service uses which include the keeping of animals on-site such as pet stores, veterinarian clinics, animal day cares, animal boarding, commercial kennels and similar uses. (9) Warehousing, Wholesaling, or Distributors more than 10,000 but less than 20,000 square feet. (10) Wind Energy Conversion Systems (WECS) Section 838.3.04. (CG) Accessory Uses. The following accessory uses shall be permitted within the CG district, subject to applicable provisions of the city code and provided such use is subordinate to and associated with a permitted or conditional use: (1) Off-street parking and loading (2) Outdoor dining and/or drinking areas, subject to the requirements established in Section 838.5.08. (3) Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use, subject to the requirements established in Section 838.5.08. (4) Outdoor recreational sports courts, subject to a conditional use permit and the requirements established in Section 838.5.08. (5) Outdoor Storage, subject to a conditional use permit and the requirements established in Section 838.5.08. (6) Signs, subject to the requirements of the sign ordinance (7) Temporary Outdoor Sales Events, subject to an administrative review of compliance with the requirements established in Section 838.5.08. (8) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1 of the City Code. (9) Brewing, Distilling, and Similar Uses, provided such production does not exceed 50% of the floor area and provided such activities are accessory to on-site sales or consumption. (10) Keeping of Honey Bees in compliance with standards of Section 828.22 of this ordinance. Section 838.3.05. (CG) Lot Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Minimum Lot Size: One acre. The minimum lot size may be reduced to 0.5 acre if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. Subd. 2. Minimum Lot Width: 100 feet Subd. 3. Minimum Lot Depth: 120 feet Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 11 of 29 Subd. 4. A lot of record, which existed on or before December 31, 1999, and has one or more of the following characteristics shall be considered buildable, without requiring a variance, provided all other relevant provisions of the ordinance are met: (a) Less than the required lot size (b) Less than the required lot width (c) Less than the required lot depth Subd. 5. Minimum Front Yard Setback: 25 feet Subd. 6. Minimum Rear Yard Setback: 20 feet Subd. 7. Minimum Interior Side Yard Setback: 10 feet Subd. 8. Street Setbacks: A required yard setback adjacent to a public or private street shall be increased based on the classification of the street in the Comprehensive Plan as follows: (a) Local Roadway: 25 feet (b) Minor Collector Roadway: 35 feet (c) Major Collector or Arterial Roadway: 50 feet Subd. 9. Minimum Residential Setback: The required yard setback shall be increased to 50 feet if adjacent to a residential zoning district. Subd. 10. Minimum Railroad Setback: A required yard setback adjacent to a railroad right- of-way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 11. Minimum Parking Setbacks: Parking stalls, parking aisles, and fire lanes may encroach within the required yard setbacks but shall be located the following distances from property lines: (a) Front Yard: 25 feet (b) Rear and Interior Side Yard: 5 feet, except to accommodate shared/joint parking across a common lot line. (c) Side Yard, if adjacent to street: 25 feet (d) Residential Zoning District: 25 feet Subd. 12. Maximum Impervious Surface: Impervious surface coverage shall not exceed 75 percent of the entire lot. Additionally, excluding wetlands and stormwater ponds, no more than 80 percent of the remaining lot shall be covered with impervious surfaces. Section 838.3.06. (CG) Design and Development Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. The commercial district standards, as required in Section 838.5, shall be observed. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 12 of 29 Subd. 2. Building Size: Structures in excess of 50,000 square feet of floor area shall only be permitted subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code. Subd. 3. Maximum Building Height: Building height shall not exceed 35 feet. In the case that a structure is not equipped with a compliant fire sprinkler system, the maximum building height shall be 30 feet. Subd. 4. Outdoor Lighting: Unless otherwise specified herein, outdoor lighting shall abide by the requirements specified in the Outdoor Lighting Ordinance. (a) Lighting levels at property lines shall be limited to 0.5 foot-candle, except if adjacent to a residential zoning district, where lighting shall be limited to 0.0 foot-candle. (b) Parking lot and Walkway lighting fixtures shall utilize full cut-off luminaries with no more than 10 percent of light output above the horizontal plane through the light source. (c) Landscape and architectural lighting shall be aimed directly at the area of focus. Spill light shall be minimized through the use of narrow distribution luminaries and control devices such as louvers, refractors, barn doors, and glare shields. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 13 of 29 SECTION 838.4 – COMMERCIAL-NEIGHBORHOOD (CN) DISTRICT Section 838.4.01 Commercial-Neighborhood (CN) - Purpose. The purpose of the Commercial-Neighborhood (CN) district is to provide a zoning district for a mix of lower intensity retail and service businesses within proximity of residential zoning districts which provide services primarily for local residents. Development shall include high quality and attractive building materials and architectural design as well as extensive landscaping in order to relate with the residential surroundings and limit impacts on surrounding land uses. Development shall be integrated and coordinated in a way to most efficiently utilize site improvements and to protect the natural environment. Section 838.4.02. (CN) Permitted Uses. The following shall be permitted uses within the CN district, subject to applicable provisions of the city code: (1) Essential services (2) Office Uses (3) Parks and open space (4) Public Services (5) Retail Uses, except the following are not permitted uses: pawn shops, pet stores, and adult establishments. (6) Service Uses, except for the following: hospitals; veterinarian clinics; adult establishments; services related to automobiles; and services delivered off-site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control. Section 838.4.03. (CN) Conditional Uses. The following shall be permitted within the CN district, subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code: (1) Indoor Recreational Uses, including but not limited to bowling alleys, dance halls, movie theaters, and live entertainment. (2) Retail and service uses which include the keeping of animals on-site such as pet stores, veterinarian clinics, animal day cares, animal boarding, commercial kennels and similar uses. Section 838.4.04. (CN) Accessory Uses. The following accessory uses shall be permitted within the CN district, subject to applicable provisions of the city code and provided such use is subordinate to and associated with a permitted or conditional use: (1) Off-street parking and loading (2) Outdoor dining and/or drinking areas, subject to the requirements established in Section 838.5.08. (3) Outdoor display of goods subject to the requirements established in Section 838.5.08. (4) Outdoor recreational sports courts, subject to a conditional use permit and the requirements established in Section 838.5.08. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 14 of 29 (5) Seasonal Flea Market or Farmers Market, subject to an administrative review of compliance with the requirements established in Section 838.5.08. (6) Signs, subject to the requirements of the sign ordinance (7) Temporary Outdoor Sales Events, subject to an administrative review of compliance with the requirements established in Section 838.5.08. (8) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1 of the City Code. Section 838.4.05. Interim Uses. Within the CN district, single family detached dwellings existing prior to March 21, 2019 shall be a permitted interim use. Such use shall be allowed without obtaining an interim use permit until such time as the property is redeveloped. Subd. 1. The interim use may be continued, including through repair, replacement, restoration, maintenance or improvement until such time as the property is redeveloped. Subd. 2. An increase in the size of the interim use by 30 percent or less shall not be considered an expansion and shall not require an interim use permit. Expansion of the use or improvement of the property in an amount greater than 30 percent of its current size shall be permitted only by interim use permit. Subd. 3. If an interim use is damaged or destroyed by fire, storm, or other hazard, it may be reconstructed without obtaining an interim use permit if a building permit is applied for within 720 days of the event causing the damage. Section 838.4.06. (CN) Lot Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Minimum Lot Size: One acre. The minimum lot size may be reduced to 0.5 acre if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. Subd. 2. Minimum Lot Width: 100 feet Subd. 3. Minimum Lot Depth: 120 feet Subd. 4. A lot of record, which existed on or before December 31, 1999, and has one or more of the following characteristics shall be considered buildable, without requiring a variance, provided all other relevant provisions of the ordinance are met: (a) Less than the required lot size (b) Less than the required lot width (c) Less than the required lot depth Subd. 5. Minimum Front Yard Setback: 30 feet Subd. 6. Minimum Rear Yard Setback: 25 feet Subd. 7. Minimum Interior Side Yard Setback: 15 feet Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 15 of 29 Subd. 8. Street Setbacks: A required yard setback adjacent to a public or private street shall be increased based on the classification of the street in the Comprehensive Plan as follows: (a) Local Roadway: 30 feet (b) Minor Collector Roadway: 35 feet (c) Major Collector or Arterial Roadway: 50 feet Subd. 9. Minimum Residential Setback: Any setback adjacent to a residential zoning district shall be increased to 40 feet. Subd. 10. Minimum Railroad Setback: A required yard setback adjacent to a railroad right- of-way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 11. Minimum Parking Setbacks: Parking stalls, parking aisles and fire lanes may encroach within the yard setbacks required by this section, but shall be located the following distances from property lines: (a) Front Yard: 25 feet (b) Rear and Interior Side Yard: 5 feet, except to accommodate shared/joint parking across a common lot line. (c) Side Yard, if adjacent to street: 25 feet (d) Residential Zoning District: 40 feet Subd. 12. Maximum Impervious Surface: Impervious surface coverage shall not exceed 70 percent of the entire lot. Additionally, excluding wetlands and stormwater ponds, no more than 80 percent of the remaining lot shall be covered with impervious surfaces. Section 838.4.07. (CN) Design and Development Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Maximum Building Size: No structure shall exceed 20,000 square feet of floor area. Subd. 2. Maximum Building Height: Building height shall not exceed 35 feet. In the case that a structure is not equipped with a compliant fire sprinkler system, the maximum building height shall be 30 feet. Subd. 3. Outdoor Lighting: Unless otherwise specified herein, outdoor lighting shall abide by the requirements specified in the Outdoor Lighting Ordinance. (a) Lighting levels at property lines shall be limited to 0.0 foot-candle. (b) Parking and Walkway lighting fixtures shall utilize full cut-off luminaries with no more than 10 percent of light output above the horizontal plane through the light source. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 16 of 29 (c) Landscape and architectural lighting shall be aimed directly at the area of focus. Spill light shall be minimized through the use of narrow distribution luminaries and control devices such as louvers, refractors, barn doors, and glare shields. Subd. 4. Outdoor Storage Prohibited. Outdoor Storage shall be prohibited within the Commercial-Neighborhood zoning district. Subd. 5. Buffer Yard. A buffer yard as described in Section 828.31 shall be required. Subd. 6. The commercial district standards, as required in Section 838.5, shall be observed. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 17 of 29 SECTION 838.5 – DESIGN AND DEVELOPMENT STANDARDS FOR ALL COMMERCIAL DISTRICTS Section 838.5.01. Generally. The standards of this Section shall apply to all commercial zoning districts, subject to requirements set forth in other sections of this ordinance. These standards are established to reduce the impact of commercial uses on surrounding land uses and to achieve a high standard of development. Section 838.5.02. Building Materials and Design. Subd. 1. Building Materials. All exterior building materials shall be durable and meet the following standards: (a) A minimum of 30 percent of the building exterior shall be brick, natural stone, stucco (not Exterior Insulation and Finish System or similar product), copper, or glass. (b) A maximum of 70 percent may be decorative concrete, split face (rock face) decorative block, and/or decorative pre-cast concrete panels. Decorative concrete shall be color impregnated in earth tones (rather than painted) and shall be patterned to create a high-quality terrazzo, brick, stucco, or travertine appearance. (c) A maximum of 20 percent may be wood, metal (excluding copper), or fiber cement lap siding, if used as accent materials which are integrated into the overall building design. (d) Rehabilitation of existing masonry buildings. Notwithstanding anything herein to the contrary, the materials described below are permitted exterior material when installed to rehabilitate an existing masonry building, subject to the following: (i) Additional materials allowed: (1) Engineered wood panels (not lap siding) (2) Fiber cement architectural wall panels with a minimum 5/8” thickness (ii) Materials shall be colored during production rather than painted after production. (iii) Materials shall be installed with proper drainage and ventilation. (iv) If the aggregate of wood, engineered wood, metal, and fiber cement exceeds 50 percent of the building exterior, a minimum of 30 percent of the exterior shall be brick, natural stone, stucco, copper, or glass. Subd. 2. Building Modulation. Buildings shall be modulated a minimum of once per 40 feet of building perimeter to avoid long, monotonous building walls. This modulation may include varying building height, building setback, or building materials/design. The portions of building which exceed two stories or 35 feet shall be set back a minimum of six feet from the lower portion of the building. Subd. 3. Building Fenestration and Transparency. Building elevations which face a public street shall include generous window coverage. Alternative architectural elements may be approved by the city when windows are not practical. Subd. 4. Multi-sided Architecture. Any rear or side building elevation which faces a public street, an interior access drive for the development, or a residential zoning district Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 18 of 29 shall include design and architectural elements of a quality generally associated with a front façade. The elevation(s) shall be compatible with the front building elevation. Additional signage shall be permitted for an elevation facing a public street or interior access drive, as regulated within the sign ordinance. Multi-sided architecture shall not be required in situations where the rear or side building elevation is fully screened from view from the adjacent street or residential property. Section 838.5.03. Landscaping Requirements. Subd. 1. Generally. The entire lot shall be landscaped, except for areas occupied by buildings, walks, trails, parking lots, drives, loading docks, plaza space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs, plantings, and sod. Areas may be seeded if determined to be practically necessary by the city. Properly maintained natural vegetation may also be utilized. Integrated stormwater management practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens, shall be considered landscaping and shall not be excluded from the gross acreage of the parcel when calculating impervious surface coverage. Subd. 2. Building Setting. At least 10 feet of landscaped area shall be provided adjacent to all buildings except for walks, outdoor sales areas, plaza space and approved loading docks. Walks within this landscaped area shall be limited to where practically necessary to serve access points of buildings. Subd. 3. Overstory Deciduous Shade Trees and Coniferous Trees. A minimum of one tree per 50 feet, or fraction thereof, of lot perimeter shall be required. (a) Size. Deciduous trees shall not be less than 2.5 caliper inches measured four feet off ground, and coniferous trees shall not be less than six feet in height. (b) Location. Tree location shall be approved by the city prior to planting. (c) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species, as listed within the tree preservation ordinance are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. (d) Credit for Preserved Trees. The city may reduce the required number of overstory trees if an applicant preserves more existing trees than required by Subd. 9 of Section 838.5.03. The trees shall satisfy the requirements of Subd. 3 of Section 838.5.03. The city shall determine the amount of credit granted for such existing trees. Subd. 4. Ornamental Trees. A minimum of one tree per 100 feet, or fraction thereof, of lot perimeter shall be required. (a) Size. Trees shall not be less than two caliper inches measured four feet off ground. (b) Location. Tree location shall be approved by the city prior to planting. (c) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 19 of 29 Subd. 5. Understory Shrubs. In addition to trees, a full compliment of understory shrubs shall be provided to complete a quality landscape treatment of the lot. Shrubs shall be potted and a minimum of 24 inches. In no instances shall the number of shrubs be less than one per 30 feet, or fraction thereof, of lot perimeter. Subd. 6. Parking Lot Landscaping. A minimum of eight percent of the total land area within parking, driveway, and loading dock areas shall be landscaped. (a) Landscaping at least 12 feet in width shall separate parking lots into cells of no more than 120 stalls. (b) Landscaping shall break up rows of parking approximately every 20 spaces. (c) Shade trees shall be included within the landscaping. Species selection shall be guided by soils conditions and trees shall be planted in a way which increases the likelihood of long-term survival. (d) Where practical, the landscaping areas shall be designed to receive stormwater runoff from the adjacent parking area. Subd. 7. Maintenance. Provisions shall be made to irrigate landscaping areas as necessary, consistent with the water usage regulations. The property owner shall be responsible to see that the approved landscaping plan is maintained in an attractive and well-kept condition and to replace any landscaping that does not survive. Subd. 8. Landscaping Guarantee. The owner shall guarantee the growth and maintenance of all plants for a minimum of two growing seasons following an inspection of all completed plantings. The owner shall submit a financial guarantee, in a form acceptable to the City, prior to issuance of a building permit to ensure the planting and survival of the plantings. Any plant which does not survive or has severely declined (for example, 25% of the crown has died in the case of trees) shall be replaced, and the replacement should be guaranteed for an additional two growing seasons. The City shall retain financial guarantee in an amount necessary for any replacements. Subd. 9. Tree Preservation. Removal of significant trees and any construction activity within commercial districts shall be subject to the requirements set forth by the City’s Tree Preservation Ordinance Section 828.41. Section 838.5.04. Utilities, Mechanical Equipment, and Trash and Recycling Facilities. Subd. 1. Utilities. All utilities shall be placed underground. To the extent possible, all utility equipment, meters and transformers shall be placed either inside of the building or within an outside mechanical court formed by walls. If not located within the building, these items shall be fully screened from view from adjacent property and streets through the use of opaque landscaping or walls constructed of materials which are compatible with the building. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 20 of 29 Subd. 2. Mechanical Equipment. All HVAC and other mechanical equipment shall be designed, located, and/or screened so they are not visible from adjacent property or public streets. (a) Rooftop Equipment. Equipment shall be screened through the use of architectural elements and materials which are compatible with the overall design of the building. Wood fencing or chain link fencing with slats shall not be permitted. (b) Ground Equipment. Equipment shall be screened with walls which are constructed of materials which are compatible with the building or with landscaping which is opaque during the entire year. Subd. 3. Trash and Recycling Facilities. All trash and material to be recycled shall be stored within the principal building, within an accessory structure, or within an enclosed outdoor area adjacent to the principal structure. The accessory structure or enclosed area shall be constructed of similar materials and have compatible architecture as the principal structure and shall abide by yard setback requirements. Section 838.5.05. Screening. All structures, parking areas, and loading areas shall be screened from adjacent residential property. In situations where screening is required by the zoning ordinance or as a term of a conditional use permit, the following standards shall be satisfied through the use of fences, walls, or vegetative screens. Subd. 1. Standards for vegetative screens. Vegetative screens shall consist of fully hardy plant materials, planted in a way to be at least 80 percent opaque year-round. The height of the screen shall be determined by the city, taking into account the characteristics of the object(s) or area being screened, but shall be of adequate size immediately upon planting. The plants within a vegetative screen shall be in addition to the general landscaping requirements of this section. Subd. 2. Standards for screening fences or walls. A screening fence or wall shall be constructed of attractive, finished materials such as masonry, brick or wood. Materials and design shall be compatible with the principal structure. The height of the fence or wall shall be determined by the city taking into account the characteristics of the object(s) or area being screened. Subd. 3. Maintenance. The property owner shall be responsible for ensuring that fences and walls are not in disrepair and that planting screens are maintained in a neat and healthful condition. Failure to do so shall be a violation of this ordinance and may be deemed a nuisance, subject to necessary enforcement procedures. Subd. 4. Berming. If an earth berm is proposed to supplement the screening, the berm shall be undulating in order to give a natural appearance. Section 838.5.06. Outside Storage of Service Vehicles. A limited number of vehicles utilized for the use permitted on a property may be stored within the required off-street parking area. One vehicle for every 10,000 square feet of building footprint, or portion thereof, shall be allowed. Vehicles shall be currently licensed, operable, less than 24 feet in length, and not more Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 21 of 29 than 12,000 lbs. of gross vehicle weight. Additional vehicles and larger vehicles than allowed above shall be parked inside of buildings, within a loading dock, or within an outside storage area as regulated herein. Section 838.5.07. Loading Docks. Subd. 1. Screened from Residential. No loading dock shall be visible, to the fullest extent possible, from any residential zoning district. Screening may be accomplished through one or more of the following: using buildings to screen, opaque landscaping, decorative walls, or decorative fencing. Subd. 2. Location. No loading dock shall encroach into the required setbacks for the front yard or a side yard adjacent to a street. Loading docks shall be located, and landscaping shall be utilized so as to minimize visibility from streets. Section 838.5.08. Supplemental Requirements for Specific Uses within Commercial Zoning Districts. In addition to the general standards specified for conditional uses in section 825.39 of the City Code and other requirements of this ordinance, the following uses shall not be permitted unless the city council determines that all of the specific standards contained in this subdivision will be met: Subd. 1. Structures which exceed 50,000 square feet of floor area. (a) The structure may only be utilized for a use which is permitted in the zoning district in which it is located. (b) Required Front, Rear, and Side Yard Setbacks shall be increased to 50 feet. (c) Structures and loading areas shall be no less than 100 feet from residential zoning districts. Parking shall be no less than 80 feet from residential zoning districts. (d) The city may require increased landscaping and screening to minimize the impact of intensive traffic within parking and loading areas. (e) The city may require additional landscaping, screening and architectural elements to minimize the impact of longer building facades. (f) A detailed traffic analysis may be required by the city to determine traffic control needs. Subd. 2. Assembly and Manufacturing of light industrial products (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Equipment specifications shall be submitted. Vibration and noise reduction measures, and conditions related to building layout may be required by the city. Measures may be required regarding ventilation systems in order to prevent adverse effects of exhaust or emissions on adjoining property or tenant spaces. (c) Specific provisions shall be identified for property storage and disposal of fuels, chemicals, and any other hazardous materials. Subd. 3. Automobile, Marine, and Trailer Sales or Rental Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 22 of 29 (a) Inventory shall be stored and displayed inside of a building or within an approved outdoor storage area, which shall meet the standards required herein. (b) No inoperative vehicles shall be stored on the premises, unless in the process of being repaired and are stored within a building. (c) On-site repair or maintenance of vehicles shall be subject to the conditions established for Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops above. (d) No test driving of vehicles shall be permitted on local residential streets. (e) All vehicle dealers shall be licensed by the state. Subd. 4. Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops (a) The structure containing the use shall be no less than 125 feet from residential districts. (b) Vehicles parked outside awaiting service or pick-up shall be located in an area which is fully screened from neighboring properties and from the right-of-way. (c) No inoperative vehicles shall be stored on the premises, unless in the process of being repaired and are stored within a building. (d) All repair functions shall occur within an enclosed building. (e) No sales, storage, or display of automobiles shall be permitted unless a conditional use permit is granted for such a use. (f) Equipment specifications shall be submitted. Vibration and noise reduction measures may be required by the city. (g) Additional screening may be required to limit sight and noise impacts of service bays. (h) Adequate provision shall be made for proper inside storage of all new and used petroleum, chemical, liquid, and other products. (i) Towing operations shall be permitted as an accessory use, but only if allowed as part of the conditional use permit and if clearly subordinate to the principal use. The city may apply necessary conditions and limitation on this use. Subd. 5. Automobile Towing (a) Towed vehicles shall be stored inside of a building or within an approved outdoor storage area, as regulated herein. (b) No inoperative vehicles shall be stored on the premises, unless stored within a building. (c) No salvaging, crushing or recycling of vehicles shall be permitted. (d) Additional screening may be required adjacent to the area where vehicles are loaded into the building and/or approved outdoor storage area. Subd. 6. Car Washes or Auto Detailing (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Additional screening may be required to limit sight and noise impacts of service bays. (c) Equipment specifications shall be submitted. Noise reduction measures may be required by the city. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 23 of 29 (d) Adequate provisions shall be made for circulation and stacking. Stacking requirements shall be based on the specifications of the car wash and the amount of time required to wash a car. Subd. 7. Drive-through services (a) All parts of the drive-through lane(s) shall be no less than 200 feet from residential zoning districts. (b) Drive-through lanes shall not be permitted within required yard setback areas. (c) The site plan shall allow adequate pedestrian circulation, vehicle circulation, and vehicle stacking which does not interfere with on-site parking and loading. (d) The drive-through shall allow adequate stacking and circulation so as to avoid impacts on adjacent property or public right-of-way. (e) The City may require additional necessary conditions to limit the impact of drive-through lanes on surrounding property, including but not limited to: limiting hours of operation, restricting drive-through lane orientation, limiting the volume of loudspeakers and ordering devises, and/or requiring additional landscaping, berming, or other means of screening. Subd. 8. Hospitals (a) Hospital structure(s) shall not be located within 1,500 feet of a residential zoning district. Additionally, the primary vehicular access point to the hospital shall not be located within 1,500 feet of a residential zoning district. (b) Primary access shall be located on a road designated as a collector or arterial. (c) No heliport shall be located within 1,500 feet of a residential zoning district. (d) A traffic analysis shall be submitted which specifically takes emergency vehicle access into consideration. (e) A detailed plan shall be submitted for parking (long- and short-term), access, and pedestrian circulation based on the operation of the hospital facility. Subd. 9. Indoor Recreational Uses. (a) Entrances for public access, as well as other outdoor areas where patrons may congregate, shall be no less than 200 feet from residential districts. (b) Provisions for noise reduction shall be identified based on the type of use proposed. Subd. 10. Motor Fuel Stations (a) Fuel pumps and structures shall be no less than 200 feet from residential zoning districts. (b) No ingress or egress to the site shall be provided within 60 feet of the projected curb lines of intersecting streets. (c) Fuel pumps shall be installed at least 12 feet from required yard setbacks. (d) Stacking shall be provided at each fuel pump island which does not interfere with vehicle or pedestrian circulation. (e) Site drainage and stormwater facilities shall be designed to limit the potential impact of fuel spills and other hazardous materials. (f) Any protective canopy shall meet the required yard setbacks of the district, but in no case shall be located closer than 20 feet from a property line. The canopy Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 24 of 29 structure shall be constructed using materials and architectural design which are compatible with the principal structure. Canopy lighting shall be recessed or fully shielded and shall meet the outdoor lighting requirements of this ordinance. (g) No sales, rental, repair, or maintenance of motor vehicles or trailers shall be permitted unless these uses are part of the conditional use permit approval and meet the requirements set forth herein for the specific use. (h) Additional screening may be required to limit the impact of headlights on adjacent property. (i) Modification of the requirements of this section may be made for fuel stations in existence prior to February 1, 2001 if the city council finds that, because of the shape of the lot, size of the lot, location of the principal structure, or similar circumstances that it would be impossible to satisfy the strict terms of this section or that they could be satisfied only by imposing exceptional undue hardship upon the owner of the lot. Subd. 11. Outdoor dining and/or drinking areas (a) The outdoor space shall be at least 200 feet from any residential zoning district. (b) The area shall be directly adjacent to the principal structure, and be clearly delineated by fencing or decorative landscaping. (c) The area shall not interfere with fire safety access to the building. (d) Outdoor speakers and lighting shall be designed to limit impacts on adjacent property or right-of-way. (e) Pervious surfacing is encouraged, and if utilized, these areas shall not be considered as an impervious surface. Subd. 12. Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use (a) The display area shall be directly adjacent to a structure or under a permanent canopy. (b) The display area shall not exceed two percent of the area of the footprint of the principal building or 400 square feet, whichever is less. (c) Goods in the display area shall be organized and neatly stored. (d) The display area shall not occupy parking/loading or landscaping areas, and shall not interfere with fire safety access to the building. Subd. 13. Outdoor recreational sports courts (a) Conditions shall be required to minimize the impact of noise and lighting, and also to minimize the likelihood of the recreational activity spilling over onto adjacent property or right-of-ways. These conditions may include, but are not limited to: limiting hours of use, restricting the location of the court, and requiring fencing or screening. (b) The sport court shall not be located in the front yard or a side yard adjacent to a right-of-way, and shall abide by structure setback requirements. Subd. 14. Retail and Service Uses Related to Animals (a) Shall not be located on a property within 200 feet of a residential zoning district. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 25 of 29 (b) Sufficient space shall be required within the principal structure to accommodate all boarding and exercise activities, if applicable. The size and design of this space shall be appropriate for the planned use according to responsible animal care standards. The space shall be well maintained and animal waste shall be promptly collected, discarded, and the location disinfected. (c) Impervious, washable materials shall be required for floor finishes and wall finishes below a height of 24 inches in all areas where animals will commonly be located. Materials may include sealed concrete or masonry, ceramic tile, or others approved by the City. (d) The City may permit an outdoor area to be utilized by the animals for exercise and play subject to the following limitations: (i) The outdoor area shall be located a minimum of 500 feet from any residential zoning district. (ii) Sufficient space shall exist within the principal structure to fully accommodate the animals, including exercise activities, regardless of the potential for an outdoor area to be utilized by the animals. (iii) The outdoor area shall be enclosed within an opaque, sturdy fence of a height and design sufficient to keep the animals confined. The fence shall be designed to complement the principal structure and the City may require additional landscaping or other elements in order to avoid the appearance of a long, monotonous wall. The fenced area shall abide by the minimum yard setbacks required for structures. (iv) The City shall adopt limitations on the hours of use of the outdoor area based on the following, as well as other relevant, factors: potential impacts to neighboring properties; proposed use of the space; location and characteristics of the outdoor area. (v) The outdoor area shall be well maintained and animal waste shall be promptly collected and discarded. (vi) A noise mitigation plan shall be required and approved by the City which describes the specific measures which will be implemented to minimize the impact of the outdoor area on neighboring properties. The City may apply necessary conditions including but not limited to: size and location of outdoor area, number of animals permitted outdoors at one time, limitations on hours of use, and other factors. (vii) No outdoor area shall be allowed within the Commercial-Neighborhood (CN) zoning district. (e) The site and building plans shall be designed in a way to reduce noise. This shall include floor plan layout, ventilation plans, and window and door locations. The City may require improvements to be installed to reduce the impact on neighboring properties or tenant spaces. (f) The site plan shall identify provisions for proper storage and disposal of hazardous materials, medical waste, and animal waste. Subd. 15. Seasonal Farmers Market. (a) A farmers market may operate no more than two days per calendar week and no more than 60 days per calendar year. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 26 of 29 (b) No outside storage shall be permitted when the market is not operating. (c) Sales may take place within required yard setback areas, provided adequate traffic, parking and emergency vehicle access are maintained. Sales shall not occur within landscaped areas. (d) A farmers market shall only be permitted if the adequate on-site parking exists for both the accessory use and the permitted or conditional use occurring simultaneously. (e) A temporary sign no larger than 32 square feet per side shall be permitted. This sign shall be displayed only during operating hours, and shall be permitted in addition to other signage on the property. (f) Tents, stands, or other temporary structures shall only be permitted during operating hours. (g) Provisions shall be made for the proper disposal of garbage and recycling, and all litter shall be disposed of properly. (h) Prior to operating a farmers market, the applicant shall submit to the zoning administrator a site plan showing sales area, parking area, and emergency access. Additionally, the applicant shall submit a schedule of operation and any additional information required by the zoning administrator in order to review compliance with the requirements of this ordinance. The zoning administrator may require any necessary conditions to the use to ensure compliance with this ordinance and to promote public safety, or may deny an application which does not abide by the conditions or otherwise violates this ordinance. The applicant may appeal a decision of the zoning administrator to the city council. The applicant shall be responsible for costs accrued with review of the application and any appeal, as described by city fee schedule. Subd. 16. Seasonal Flea Market (a) A flea market may operate no more than one day per calendar week and no more than 30 days per calendar year. (b) No outside storage shall be permitted when the market is not operating. (c) Sales may take place within required yard setback areas, provided adequate traffic, parking and emergency vehicle access are maintained. Sales shall not occur within landscaped areas. (d) A flea market shall only be permitted if the adequate on-site parking exists for both the accessory use and the permitted or conditional use occurring simultaneously. (e) A temporary sign no larger than 32 square feet per side shall be permitted. This sign shall be displayed only during operating hours, and shall be permitted in addition to other signage on the property. (f) Tents, stands, or other temporary structures shall only be permitted during operating hours. (g) Provisions shall be made for the proper disposal of garbage and recycling, and all litter shall be disposed of properly. (h) Prior to operating a flea market, the applicant shall submit to the zoning administrator a site plan showing sales area, parking area, and emergency access. Additionally, the applicant shall submit a schedule of operation and any additional information required by the zoning administrator in order to review compliance Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 27 of 29 with the requirements of this ordinance. The zoning administrator may require any necessary conditions to the use to ensure compliance with this ordinance and to promote public safety, or may deny an application which does not abide by the conditions or otherwise violates this ordinance. The applicant may appeal a decision of the zoning administrator to the city council. The applicant shall be responsible for costs accrued with review of the application and any appeal, as described by city fee schedule. Subd. 17. Outdoor Storage of Materials and Inventory. (a) Outside storage shall not be permitted on parcels less than 3 acres in size. (b) The area of storage shall not exceed an area equal to 10 percent of the gross area of the lot or 20 percent of the footprint area of the principal structure, whichever is less. (c) The area of storage shall not be located within the front yard or a side yard adjacent to a right-of-way. (d) The area of outside storage shall be set back a minimum of 50 feet from all property lines, and a minimum of 100 feet from a residential zoning district (e) The area of storage shall be surfaced with a material approved by the city, and may not be gravel. (f) The area of storage shall be fully screened from neighboring properties and from the right-of-way. If a fence is used for screening, additional landscaping shall be required adjacent to the area of storage, which shall not be counted towards the landscaping requirements of the site. Similarly, if natural screening is utilized, these plantings shall not be counted towards landscaping requirements. Subd. 18. Temporary Outdoor Sales Events. (a) Sales events shall not be conducted on a property for more than 60 days in a given calendar year, and shall not be permitted on a vacant lot. (b) Sales events shall not be permitted on public sidewalks or streets, or within public right-of-way, except if allowed subject to the City special event ordinance. (c) The sales area shall not exceed ten percent of the area of the footprint of the principal building or 3,000 square feet, whichever is less. (d) The sales area shall abide by the front, rear, and side yard setback requirements of the relevant zoning district and shall be located at least 200 feet from a residential zoning district. (e) The sales area shall not be permitted on an unpaved surface. (f) The sales area may be located within a parking lot provided: (1) The City determines that adequate parking will be provided for the needs of both the principal use and sales events. However, in no case shall more than ten percent of the parking spaces on the property be occupied by the sales events. (2) The City determines that adequate vehicular circulation, pedestrian circulation, and emergency vehicle access are maintained. (g) Sales shall only be conducted by the owner or a leaseholder of a property, unless a transient merchant license is obtained from the City. (h) No outdoor speakers or music shall be allowed. (i) Temporary signage for the event shall be regulated by the City sign ordinance. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 28 of 29 (j) Prior to operating a sales event, the applicant shall submit to the zoning administrator a site plan showing sales area, parking area, and emergency access. Additionally, the applicant shall submit a schedule of operation and any additional information required by the zoning administrator in order to review compliance with the requirements of this ordinance. The zoning administrator may require any necessary conditions to the use to ensure compliance with this ordinance and to promote public safety, or may deny an application which does not abide by the conditions or otherwise violates this ordinance. The applicant may appeal a decision of the zoning administrator to the city council. The applicant shall be responsible for costs accrued with review of the application and any appeal, as described by city fee schedule. Subd. 19. Warehousing, Wholesaling, and Distributors more than 10,000 but less than 20,000 square feet (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Additional screening may be required to minimize impact of noise because of intensive truck circulation on the site. Subd. 20. Wind Energy Conversion Systems (WECS) – shall meet the requirements set forth in Section 828.09.1 of this code. Amendment History of this Section Adopted March 17, 2009 (Ord. 458). Amended March 15, 2011 (Ord. 501). Amending sections 838.1.03, 838.2.03, 838.3.03, 838.4.03, and 838.5.08 regarding retail and service uses related to animals. Amended March 20, 2012 (Ord. 525). Amended section 838.5.08, Subd. 18 regarding temporary outdoor sales events. Amended July 17, 2012 (Ord. 532). Amended sections 838.1.02, 838.2.02, and 838.3.02 regarding allowed uses in commercial districts. Amended November 7, 2012 (Ord. 539). Amended sections 838.1.03, 838.1.04, 838.2.03, 838.2.04, 838.3.03, 838.3.04, and 838.5.08 regarding regulations of Wind Energy Conversion Systems, Solar Equipment, and Geothermal Systems. Amended November 18, 2014 (Ord. 568). Amended Section 838.1.04, 838.2.04 and 838.3.04 adding “Brewing, Distilling, and Similar Uses” as an accessory use. Amended February 17, 2015 (Ord. 576). Amending Sections 838.1.04, 838.2.04, 838.3.04 and 838.4.04 regarding solar equipment. Medina City Code 838 Commercial Zoning District 838 Commercial Zoning District Page 29 of 29 Amended January 16, 2018 (Ord. 628). Amended Sections 838.1.04, 838.2.04, and 838.3.04 regarding the keeping of honey bees. Amended February 7, 2018 (Ord. 629). Amended Section 838.5.02 regarding required building materials in the commercial zoning districts. Amended March 5, 2019 (Ord. 643). Amended Section 838.4.03, 838.4.04 and 838.4.07. Added Section 838.4.05 regarding interim uses in the CN district. Amended July 7, 2020 (Ord. 658). Amended Section 838.5.02 regarding building materials and design. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 1 of 27 CHAPTER 8 LAND AND BUILDING REGULATIONS 833 - INDUSTRIAL PARK DISTRICT UUUUUUUUUSection 833.01. PurposeUUUUUUUUU. The purpose of this district is to provide an attractive, high quality industrial park primarily for high quality manufacturing and assembly, warehousing, and non- retail uses in developments which provide a harmonious transition to residential development and neighborhoods by: 1) conducting all business activities and essentially all storage inside buildings, 2) consisting of low profile, high quality, and attractive buildings which blend in with the environment, 3) providing open space, quality landscaping, and berming which achieve a park-like setting, and 4) including berming and buffering of parking, loading docks and other similar functions, and 5) recognizing that this district is substantially developed with uses allowed through conditional use permit approval. UUUUUUUUUSection 833.02. Permitted Uses.UUUUUUUUU Within the Industrial Park District the following uses shall be permitted uses and are subject to site plan approval and development plan approval processes. (1) Park and Open Space (2) Office (3) Secretarial and Word Processing Service (4) Bank and Financial Institutions (5) Medical Offices (6) Post Office UUUUUUUUUSection 833.03. Conditional Uses.UUUUUUUUU Within the Industrial Park District, no structure or land shall be used for the following uses except by conditional use permit. (1) Public Buildings (2) Transit Station or Stop (3) Hospital (4) Hotel / Motel (5) Physical Fitness Clubs (6) Animal Hospital (veterinary) (7) Laboratories (8) Publishing Firms (9) Showrooms (10) Essential Public Utility and Service Structures (11) Business and technical schools which are post secondary (12) Warehousing and Distributorship (13) Telecommunications Tower as defined in the section titled Zoning – Performance Standards and Enforcement of the Medina City Code (14) Adult establishments as defined in section 645 of the Medina City Code (15) Manufacturing and assembly of the following light industrial products and products excluding: metal plating; teflon coating or similar plating or coatings requiring high temperatures; the use of heavy or other drop forges or heavy or other Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 2 of 27 hydraulic surges or devices capable of detection (vibration) at the property line.TPTPTPTPTPTPTPTPTP 1 PTPTPTPTPTPTPTPTPT (16) Wind Energy Conversion Systems (WECS) Manufacturing of the following are included: (a) Cut and sew apparel (b) Apparel accessories and other apparel (c) Footwear (but not including tanning) (d) Other leather and allied products (but not including tanning) (e) Printing and related support activities (f) Computer and electronic products (g) Communications equipment (h) Audio and video equipment (i) Semiconductor and other electronic components (j) Navigational, measuring electromedical, and control instruments (k) Manufacturing and reproducing magnetic and optical media (l) Household appliances (m) Jewelry, silverware, and hollowware (n) Jewelers’ material and lapidary work (o) Doll, toy, and games (p) Office supplies (except paper manufacturing) (q) Paper-board box assembly (r) Medical equipment and supplies (s) Pharmaceuticals (17) Manufacturing and assembly of the following other products excluding: tanning, the use of heavy or other drop forges or heavy or other hydraulic surges or devices capable of detection (vibration) at the property linePPPPPPPPP 1 PPPPPPPPP. (18) Solar Equipment which is not affixed to a structure, in compliance with Section 828.09 subd. 2 of the City Code. Manufacturing of the following are included: (a) Confectionery products (b) Fruit and vegetable preserving and specialty food (c) Machine shops; turned product; and screw nuts and bolts (d) Meat and poultry products, but not slaughtering or rendering (e) Electric lighting equipment (f) Bakeries and tortillas (g) Household and institutional furniture and kitchen cabinets (h) Office furniture (including fixtures) (i) Metal stamping (with conditions) (j) Cutlery and handtools (k) Architectural and structural metals (l) Hardware (m) Sporting and athletic goods TPTPTPTPTPTPTPTPTP 1 PTPTPTPTPTPTPTPTPT Uses listed in this subsection are selectively taken from the North American Industry Classification System (NAICS). Uses not included or worded differently were intentionally done so because they are not consistent with the purpose of this district, were deemed not to be appropriate for inclusion, or needed to be worded differently to meet the City’s needs. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 3 of 27 (n) Aluminum extrusion products (o) Railroad rolling stock UUUUUUUUUSection 833.04. Accessory Uses.UUUUUUUUU Within the Industrial Park District, the following accessory uses shall be allowed. (1) Recreational and Open Space for those employed on site and their guests (2) Off-Street Parking and Loading (3) Food Service for Employees and their guests, provided such facility is integrated into and within the principal use and building (4) Railroad Spur (5) Transit Stop / Station (6) Day Nurseries and day care (7) Any industrial repair or processing provided it does not occupy more than 20 percent of the floor area (8) Wholesale offices and showrooms (9) Computer manufacturing and assembly (10) Essential Public Utility and Service Structures including telecommunications towers under the requirements of a conditional use permit (11) Retail sale of products provided the floor area for retail sales does not exceed 2,000 square feet or exceed 5 percent of the gross floor area in the building, whichever is less (12) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd.1 of the City Code. (13) Keeping of Honey Bees in compliance with standards of Section 828.22 of this ordinance. UUUUUUUUUSection 833.05. Lot, Setback and Building Size Requirements.UUUUUUUUU The following minimum requirements shall be observed, subject to additional requirements, exceptions and modifications set forth in other sections of this ordinance (when setback provisions overlap, the most restrictive provisions of both setbacks shall apply.) See Figure 1. Subd. 1. Lot of Record: A lot of record, which existed on or before December 31, 1999 and has one or more of the following shall be considered buildable without requiring a variance provided all other provisions of the ordinance are met. (a) more than 1 acre (b) less than the required lot width (c) less than the required lot depth Subd. 2. Minimum Lot Area: 5 acres. Subd. 3. Minimum Lot Width: 300 feet. Subd. 4. Minimum Lot Depth: 300 feet. Subd. 5. Minimum Front Yard Setback: 50 feet. Subd. 6. Minimum Side Yard Setback: 50 feet. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 4 of 27 Subd. 7. Minimum Rear Yard Setback: 50 feet. Subd. 8. Setback from Residential: The minimum setback from lot lines abutting residential zones is 100 feet. When commercial and residential zones are separated by a road right of way, the setback shall be 100 feet from the commercial property line. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 5 of 27 Subd. 9. Wetland Setback: Shall be a minimum of 25 feet for a wetland less than 1 acre and 50 feet for wetlands greater than 1 acre, and such setback shall be natural vegetation, but shall not be a mowed and/or fertilized lawn. 50 ft. 50 ft. 50 ft. 50 ft. 50 ft. 50 ft. 25 ft. 50 ft. 25 ft. 50ft 50ft 50ft 50ft 50ft 50ft Residential Zoning 60 ft. Parcel 1 Parcel 2 1.98 ac 43ac .35ac.81 ac # # # # .87 ac 2.21 ac .91 ac 4.29 ac (42.6% of total site)Residential Zoning 4.44 ac (50% of total site) .21 ac .56 ac.56 ac.56 ac 1.67 ac .13 ac Figure 1 # # # # # # # Minimum50 ft.,front, side and rear yard setbacks Street Required Open Space Thesefiguresare illustrative. For example,parking would likely have landscapedareas which might not count as hard cover. 50 0 50 100 150 Feet Residential Zoning Wetlands Parcel Boundry Wetlands Setback (25-50 Feet) Property Line Setback (50 feet) Residential Setback (+50 Feet) BuildableLand IndustrialParkZoning Required Additional 50ft. Setback from Residential Required open space tomaintain50% maximum impervious coverage Protected Wetland Mimimum50ft. wetland setback (over 1 acre) Minimum 25 ft. wetland setback (less than 1 acre) Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 6 of 27 Subd. 10. Business to Business Parking Lot Setback: Parking may be allowed within 25 feet from a commercial zone if an appropriate buffering plan is approved. Subd. 11. Business to Residential Parking Lot Setback: Parking may be allowed within 50 feet of a residential zone if there is no line of sight between the vehicles in the reduced setback and the main floor of the residences. An approved landscape plan which could include a berm may be allowed to be constructed to meet the line of site requirements thereby allowing parking in some portion of the 100 foot setback. Subd. 12. Limitations on Setbacks: No required front yard, side yard, rear yard and wetland setback or other required setbacks shall be used for building, storage, or other functions except for recreation and open space uses. When setback provisions overlap, the most restrictive provision of both setbacks apply. (See also Impervious Coverage in the Design and Development Standard – all uses) Subd. 13. Building Height: No building shall exceed 30 feet, unless the building has a sprinkler system, in which case the height shall not exceed 35 feet. Section 833.06. RESERVED. Section 833.07. Design and Development Standards. Design and development standards are established for this district to achieve a high standard of development by providing assurance that land uses, buildings, and functions are compatible within the district and with adjacent districts. The plans and the proposed use of a property shall conform to the design and development standards prior to approval of any permit. The applicant or owner shall supply plans and data necessary to demonstrate such conformance. Subd. 1. Design and development standards – all uses: The following design and development standards are identified for all uses. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Site Analysis – A complete analysis of the site shall be made and a site analysis map shall be prepared as defined by this ordinance. The analysis map shall then be used to determine how the site shall be used and to identify the appropriate arrangement of the various components to the development. A site plan shall then be prepared as defined by this ordinance. (b) Landscape Plan – A landscape plan shall be prepared. The landscape plan must include existing trees and landscaping to be retained. The plan must show new landscaping including ground cover, shrubs, and trees by type, size, and spacing. The plan must also include: planting methods, walls and fences, if any, (which must be decorative), plazas, fountains, sculptures, all outdoor lights, and other relevant features. (c) Building Plan – The building plan shall be prepared and include at least the following: a generalized floor plan for each floor, uses, elevation plans for each Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 7 of 27 side of the building showing proposed color and type of materials, fenestration, any rooftop equipment and proposed screening materials, size and square footage, number of parking stalls in the building or in the ramp or deck, if any, building size, building height, exterior lighting, signage if any, and any other relevant features. (d) Utilities – All utilities shall be placed underground. Transformers and similar equipment, if any, should be located inside a building or shall be fully screened from view. (e) Signage – A coordinated signage system for the building and access may have to be provided. (f) Grade Preserved – On developed sites existing grades are expected to be retained, except for expansion of existing buildings which need to meet the existing building grade and for construction of berms or similar features. In developing new sites, significant landforms and grades need to be included in the plan with some change allowed to accommodate the principle building, required berms, and achieve reasonable grades for parking, access and drives. (g) Natural Drainage – To the extent possible, development plans shall provide an open, natural drainage system, except for such portions where it can be shown that a natural system is not feasible. The volume and speed of runoff shall be minimized. Flow shall be dispersed and directed in a manner that supports and enhances natural drainage and enhances water quality. Ponds will only be allowed when no other feasible alternative exists (h) Wetland Setback – (See section titled, Lot, Setback and Building Size Requirements) (i) Building Setting – At least 15 feet of landscaping shall be provided adjacent to the building except for walks, plazas and approved loading docks. (j) Internal Drives – Adequate internal streets/drives not less than 22 feet wide exclusive of required parking shall be provided. (k) Private Roads – Private streets may be allowed when the City finds that extension of a public street is not physically feasible or is otherwise not necessary based on the number of lots, type of development or other relevant factors. Private streets: (i) Shall comply with engineering standards of the City. (ii) Shall be located within an easement at least 60 feet wide which extends out to the public right-of-way. (iii) Shall be designed to minimize impacts upon any nearby residential use. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 8 of 27 Buffer strips and landscaping may be required to minimize impact. (iv) Must be built to a nine-ton design, paved to a width of at least 24 feet. Some reduction in the width may be allowed based on anticipated traffic volume, type of traffic, grades, alignment and prohibition of parking on the street. Upon completion of the private road, the applicant shall submit to the City a set of “as-built” plans, signed by a registered civil engineer. (v) Shall be regulated by covenants concerning maintenance and use filed against all benefiting properties. (vi) May be required to have a street name sign posted at the point where it intersects the public right-of-way. (vii) Shall be subject to a private road agreement entered into between the developer and the City covering such matters as maintenance, repair, safety, emergency and service access, signage, lighting, addressing and similar provisions. (l) Street Trees – Streets trees must be planted to meet the following requirements: (i) Theme – Planting shall be accomplished consistent with the city’s street planting theme for the area. (ii) Number and Spacing – the minimum number or ratio shall not be less than one tree per 50 feet or fraction thereof of street frontage including public and private roads. In most instances, it will be expected that trees will be clustered and in other forms other than one with uniform spacing. (iii) Size – the minimum size shall not be less than 2.5 caliper inches measured 1 foot off the ground at the time of planting for deciduous trees and for coniferous trees the minimum size shall not be less than 6 feet tall. (iv) Type – shall be native species suitable for the site and consistent with the theme. (v) Location – the location shall be shown on the site plan and be found acceptable by the City prior to planting. (vi) Landscaping – Street trees shall count as landscaping. (m) Open Space Trees – Shall consist of native species (in certain instances, other species hardy to the soil and circumstances may be allowed), be consistent with the landscape plan, and complement the form and function of the open space. (n) Tree Preservation – Trees are a major component of the natural environment and their ecosystems. For this reason and for compliance with the purposes of this Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 9 of 27 district, significant trees (trees measuring 8 or more caliper inches in diameter measured 4 feet off the ground) are protected. No significant tree shall be removed unless required to implement the development plan approved by the city and accompanied by a tree replacement plan consistent with this ordinance including replacement of 1 caliper inch for each caliper inch removed. Every two feet in height of a coniferous tree equals 1 caliper inch. A coniferous tree must measure at least 6 feet high at the time of planting to qualify as a replacement tree. In those instances where it is not practical to plant replacement trees on the site, the City may accept a payment (as determined by the City) in lieu of planting some or all of the replacement trees. Street trees can not be used to calculate replacement. A significant tree will be considered removed or lost as a result of: 1) clearing or cutting which result in removal or killing of the tree; 2) grade change, including grading or filling, whether temporary or permanent, affecting 45 percent or more of the tree’s critical root zone (the area around the tree trunk having a radius of 1.5 feet for every caliper inch of the tree’s diameter); 3) utility, roads or other construction resulting in the cutting of 45 percent or more of the tree’s roots within the critical root zone; 4) mechanical injury to the trunk causing loss of more than 40 percent of the circumference of any portion of the trunk bark; 5) compaction to a depth of 6 inches or more of 45 percent or more of the surface of the soil within the critical root zone. (o) Impervious Coverage – The maximum impervious coverage shall not exceed 70 percent. No impervious surface is allowed in required setback areas except approved driveway, parking, and approved walks and trails. An approved soft trail (one comprised of wood chips, ag lime, or crushed rock) will not be counted as impervious. See Figure 1. (p) Outdoor Lighting – Outdoor lighting must meet the requirements as specified in the City’s Outdoor Lighting Ordinance. No more than 0.0 FC of light where residential zoning abuts and 0.3 FC of light where other zoning abuts shall be allowed at the property line, when measured at eye level and aimed at the light source. (i) Landscape and Architectural Lighting – Provide lighting aimed directly at the area of focus. Minimize spill light by use of narrow distribution luminaries and control devices such as internal and external louvers, refractors, barn doors and glare shields. (ii) Parking and Walkways – Provide cutoff type luminaries for parking areas and walkways with no more than 10 percent of light output above the horizontal plane through the light source. (q) Association Covenants – Association documents and any covenants providing for use, upkeep, maintenance, and insurance for the open space, monument signs, walls and fences, accessory structures, outdoor lighting, and similar improvements shall be submitted to the City as part of the development plans. (r) Landscaped Berms – Are required in this district to screen and separate certain functions and uses. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 10 of 27 (i) Purpose – The purpose is to screen views, reduce noise, reduce dust, reduce impacts from lights, help separate uses, complement drainage, and to enhance the appearance of setback and open space areas. (ii) Where Required – (a) A landscaped berm shall be constructed when any use (permitted use, conditional use, or accessory use) is made of a property located within 720 feet of a residential zone, measured at the closest lot line of the parcel in the Industrial Park District. More than one landscape berm within the 720 feet may not be required when it can be shown or demonstrated through an evaluation of: 1) A complete site plan submitted in conformance with this ordinance that the additional berm will not promote the purpose and other provisions of this section; and 2) when such additional berm is not required by any other provision of this section or other section of the city code. (b) Between uses and/or different functions within the district; (i) Between loading docks and office entrances and office views. (ii) Between utility equipment or storage, and office entrances and views. (iii) Between manufacturing buildings and office uses. (iv) Between other functions or uses when deemed appropriate based on the evaluation of the site plan and existing and proposed uses and functions on and nearby the property. (iii) Location – The landscape berm may be located adjacent to the building or areas to be screened, along the property line or a combination of the two, whichever best meets the purposes of the section. (iv) Design – The design must be based on the function and purpose of the berm and the uses and circumstances of the specific properties involved. These factors will set the framework for the width, height, shape and landscaping. The berm must be undulating, creating a natural looking configuration. The design, plant selection and the planting plan must be completely coordinated taking into account the symbiotic relationship between the plants and the micro-climate including: moisture, runoff, slope, sun and sun angle, temperature, wind, evaporation, plant relationships, hardiness, maintainability, and other factors. The City does not expect the berms to have an irrigation system but the plan must include provisions for watering after initial planting and during drought or severe dry spells. The berm design shall not adversely affect natural drainage but may in certain instances be used to modify drainage positively and favorably. (v) Landscape Materials – Landscape materials shall consist of coniferous and Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 11 of 27 deciduous trees, understory plants and shrubs, and ground cover. Native species shall be used. In certain instances, other species hardy to the soil and circumstances may be allowed. A variety of species is required. The City will provide a list of plants considered acceptable for most areas in the district. (vi) Fences – Fences on or near the top of the berm are generally not favored. In some instances a solid fence may be useful to add height, screen, or reduce noise, but in such instances, the fence shall be decorative and landscaping shall be used to soften the impact. (vii) Walls – Walls are not to be used as a substitute for a natural berm. Limited use of decorative walls constructed of boulders or similar natural materials may be used to achieve objectives consistent with this section. (viii) Berm Plan – A detailed plan must be submitted with the site plan. The plan shall include the location, width, height, configuration, topography at 1 foot intervals, soils, listing of all plant materials by species and size, method of planting, maintenance plan, any walls, fences, rock or other features. Each berm must be custom designed for the specific site and provide continuity without monotony between parcels. (ix) Conformance – Within two summer seasons after completion, a field inspection shall be made for conformance to the approved plan. (x) Maintenance – The owner shall have responsibility for maintaining the berm and its landscaping according to the plan throughout the term of the use as approved by the City. (xi) Joint Development and Maintenance – Property owners in the district, residential owners and associations can, if they agree, jointly develop and or maintain the berms required by this district. (s) Loading Docks – For purposes of this section a loading dock is defined as an area measuring at least eight feet wide which provides a portal for a truck through the outside wall of a building. The portal could be through a door, which allows the truck to either enter into the building or which allows the truck to the edge of the building or to a dock at the building with a portal into the building. A loading dock also includes an area, measuring 80 feet long by 12 feet wide perpendicular from the portal. Storage of trucks and/or trailers, against or adjacent to the building shall be counted as loading dock even if access into the building is not provided. Loading docks shall not be located within 300 feet of a residential or residential planned unit development zone. Loading docks located within 300 feet and 720 feet of a residential zone or residential planned unit development shall be screened to the fullest extent possible. Measurements shall be from the lot line of Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 12 of 27 the Industrial Park property. Loading docks shall be screened from adjacent property and streets to the fullest extent practicable using any, but not limited to, one of these techniques: landscaping, wing-walls (no longer than 80 feet), berms, roofs or other similar overhangs, trenches allowing trucks below the ground, or innovative architecture such as a saw-tooth configuration or a courtyard. Loading docks not located within a courtyard shall not exceed 10 percent of the perimeter of the building. Notwithstanding the above, the city council may, at its sole discretion, allow additional loading docks outside of courtyards, but not in an amount to exceed 20 percent of the building perimeter. The council may allow additional loading docks only if the council finds that the additional docks are essential for the functioning of the use, that other alternatives are impractical, and that visual impacts of the additional loading docks have been mitigated. As a condition of permitting additional loading docks, the city may require additional architectural elements, screening, and landscaping. As used in this section, a courtyard must be formed by at least 70 percent of the principal building; the remainder may be a wing-wall architecturally integrated into the building. The courtyard shall have no more than two openings with each opening not to exceed a width of 100 feet providing access for truck and vehicle traffic. The open ends of the courtyards shall be oriented away from property zoned residential if the courtyard is located within 720 feet of the lot line of property zoned residential. For any site adjacent to or within 720 feet of a residential zone or planned residential development, loading docks shall be planned so that the building is located between the residential zone and the loading dock. Loading docks shall use quality materials and have a “finished” appearance. (t) Landscaping – The entire lot shall be landscaped, except for those portions occupied by a building, walk or trail, parking lot, decorative plaza, wetlands, wetland and waterway buffers, and woodlands, and are subject to landscape requirements as specified in the section titled Zoning – Performance Standards and Enforcement. Natural vegetation consisting of properly maintained native species with any invasive species removed may be considered as part of the landscaping. (u) Architectural Standards – (i) Purpose – The purpose of this section is to achieve the purposes of the Industrial Park District, to protect and preserve property values, to protect nearby uses, to provide for the general welfare of the City, and to establish reasonable development standards for functional and aesthetic aspects of existing and new buildings and structures. (ii) Building Materials – All exterior building materials shall be durable and non- Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 13 of 27 combustible (except for wood used as an allowed accent material), consisting of one or more of the following: At least 20 percent shall be brick, natural stone, granite, stucco (but not - Exterior Insulation and Finish System (EIFS)), copper or glass. Up to 20 percent may be wood, engineered wood, fiber cement, anodized aluminum or similar metals which may be used as an accent material if appropriately integrated into the overall building design and in the case of wood, not subject to damage caused by heavy use or exposure. Lap siding shall not be used. When requested, samples of the external materials shall be submitted to the City. Concrete and pre-cast concrete panels may be allowed provided the total of such material does not make up more than 80 percent of the exterior material. (iii) Building Appearance – All buildings and structures and remodeling of either existing or new buildings shall take into account compatibility related to architectural quality and mass of the structure to be constructed. Elements of compatibility include, but are not limited to: building form, mass, height and bulk; fenestration, exterior materials and their appearance, color (compatible and harmonious with the building, other nearby buildings which meet the standards described above and the natural setting in the area) durability, setback, landscaping, exterior lighting, and site improvements. (iv) Building Modulation – The design of buildings shall employ architectural modulation to minimize the apparent scale and dimension of structures. Modulation means harmonious changes or variations of the massing and façade of a structure. Modulation is intended to achieve high quality architecture which is aesthetically pleasing and functional. Modulation may be achieved by variations in the form, mass, bulk and height of structures and shall be combined with architectural features to achieve a high standard of design. At least the following shall be used as guidelines: (1) Building design should avoid blank walls and large unbroken expanses of walls exposed to the outside. (2) Building design should mitigate the visual impacts of a large building mass through offsets, projections, and recesses in the façade. (3) The appearance of massive roofs should be avoided by variations in the rooflines and height. Dormers, deep eaves, overhangs and cornices may help create visual interest. (4) Decorative roof elements should be incorporated into other roof or wall elements to avoid looking “tacked on.” (5) Building elevations should be articulated to provide a reasonable amount of visual interest by varying the shape or pattern of windows, building materials, textures, and colors. (v) Screening of Rooftop Equipment – All rooftop equipment shall be designed to minimize undesirable views and forms when viewing rooftops from higher elevations or abutting property. Equipment shall be screened through the use of architectural elements and materials, which are Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 14 of 27 consistent with the design and architecture of the building. Wooden boards or similar material constructed or assembled in a fence-type method or design shall not be used to screen rooftop equipment. Rooftop equipment and screening elements shall not exceed 8 feet in height. (vi) Building Additions – When an addition is proposed to a building that does not meet the Architectural Standards, the addition must meet the standards. A demonstrative effort must be made to the existing portion of the building to bring it closer to compliance, including some mitigation through landscaping around the existing building portion. A building addition does not necessarily have to meet the Architectural Standards as long as the finished building as a whole meets the Standards. (vii) Rehabilitation of existing masonry buildings. Notwithstanding anything herein to the contrary, the materials described below are permitted exterior material when installed to rehabilitate an existing masonry building, subject to the following: (1) Additional materials allowed: (A) Engineered wood panels (not lap siding) (B) Fiber cement architectural wall panels with a minimum 5/8” thickness (2) Materials shall be colored during production rather than painted after production. (3) Materials shall be installed with proper drainage and ventilation. (4) If the aggregate of wood, engineered wood, metal, and fiber cement exceeds 50 percent of the building exterior, a minimum of 30 percent of the exterior shall be brick, natural stone, stucco, copper, or glass. (v) (Reserved – Deleted by Ordinance 410) (w) Surfacing – All driveways, required parking, and loading berths shall have a 9 ton capacity, dustless, all-weather surface. Parking areas for infrequent parking such as for special events or for fewer than 20 times per year may use grasscrete or similar materials or techniques and be in conformance with this provision. Such materials shall not be considered impervious if at least 50 percent is exposed grass or similar landscaping. (x) Access and Driveways – No vehicle access shall be located closer than 150 feet from a street corner, nor shall the access be more than 24 feet wide, not including the radius which may be up to 40 feet. Driveways shall not be located in setback areas except to provide essentially direct access from the street to a parking lot at approximately 90 degrees. To the extent possible, driveways into large parking areas with more than 100 spaces and into loading docks shall be curved to reduce direct exposure of the areas from off the site. (y) Area identity – coordinate signs, lights, image etc. – The City desires to promote an identity and favorable image for the Industrial Park District by coordinating landscaping, lighting, and signage. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 15 of 27 (z) Incorporate Natural Environment – The natural environment of the site shall be incorporated into the site plan and development plan for the property. (aa) Outside Storage – No outdoor storage shall be permitted on lots smaller than 5 acres. On lots 5 acres or larger, storage of materials may be permitted outside provided that the materials are on an improved surface and screened from view. This area may not exceed 20 percent of the footprint of the principal structure and must be adjacent to the rear of the building. Height of this area shall not exceed 10 feet. Storage areas must be shown on an approved site plan. Screens shall be constructed of materials designed for low maintenance and long life. Certain uses have additional outdoor storage provisions that can be found in their specific design and development standards. (bb) Outside Storage of Vehicles – Vehicles must have a current and valid license, be in operable condition for use on the public streets, and be actively used for the use approved on the site and moved on a daily basis when the use is opened for business. Businesses are permitted to have one vehicle, but not more than 12,000 lbs. of gross vehicle weight for every 20,000 square feet of building space, up to a maximum of four vehicles. Additional vehicles above 12,000 lbs. gross vehicle weight are permitted at all buildings, provided that they are parked in the loading dock and screened from view. (cc) Fences and Walls – Only decorative fences and walls to provide screening and delineation of selected spaces shall be allowed. The height allowed shall be determined through evaluation of the site plan; however, in no case shall the height exceed 8 feet, with the exception of a wing-wall screening loading docks which height shall not exceed 14 feet. (dd) Building Services, Utilities – To the extent possible, all mechanical equipment, meters and transformers shall be placed inside the building or in a mechanical court formed by walls which completely enclose and screen the equipment. Utilities serving the site shall be placed underground. (ee) Grades – Private roads, driveways, parking lots, and loading docks exposed to the elements shall have grades of not less than 0.5 percent nor more than 4 percent in order to provide adequate drainage and maneuverability of vehicles unless reviewed for acceptance or unacceptance based on the following: the amount by which the grade exceeds 4 percent, number of slopes, length of slopes, starting and stopping areas and their grades, angles and curvatures, traffic volumes, parking turn-over, turning and intersection factors, roadway width, lineal feet and/or number of spaces with grades over 4 percent, sight distance and obstructions and alternative routes. (ff) Odor – Odors that are associated with air pollution are regulated by the Minnesota Pollution Control Agency (MPCA). Other odors are subject to the nuisance provisions of the city’s code. (gg) Noise – The source sound level requirements of this section shall apply at the Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 16 of 27 property line. Measurements may be made at any location for evaluation purposes. The source sound levels as set by Minnesota Pollution Control Agency, shall be the highest source levels permitted whether or not such sound source is in the zoning district in question. (hh) Parking Structures – Parking structure shall not contain more than one level above the site grade and the materials shall match those used on the principal building. (ii) Proof of Parking – When the required off-street parking is 30 or more spaces, the owner may be allowed to pave and stripe only 80 percent of the required parking spaces if the following conditions are met: (i) A parking plan drawn to scale for the property is submitted with the site plan and indicates that the site complies with the total parking requirements stated above and with the parking lot design to the standards required by this Ordinance. (ii) The proof of parking area is defined as that portion of the site which is not paved, but is suitably landscaped and is capable of containing the amount of parking equal to the difference between the total amount of required parking and the amount of parking required to be paved to meet the requirements of this Ordinance. A concrete curb shall be provided between the proof of parking area and the initially constructed parking lot. For purposes of calculating impervious surface, such area will be considered impervious. (iii) The proof of parking area shall be clearly delineated on the parking plan for the site. (iv) The paved portion of the parking area shall comply with the pertinent sections of this Ordinance. (v) The proof of parking area is not used to satisfy any other landscaping, setback, or other requirement of this Ordinance and is not located in an area occupied by a building. The property owner is responsible for informing any subsequent owner of the proof of parking area and parking status of the property, and shall record said provision with the County recorder. The city may, at its sole discretion, require that the proof of parking area be paved and striped in such a way that it meets the requirements to provide the total number of required parking spaces on the site or a percentage between 80 percent and 100 percent if so determined by the city. (jj) Parking Reduction – The required number of parking spaces may be reduced where it can be demonstrated that such reduction is justified due to joint use of facilities for dissimilar uses, provisions for transit, or other factors having impact on parking demand and capacity. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 17 of 27 (kk) Parking Lots and Structures – Parking lots and structures shall be designed to provide efficient parking taking into account the utilitarian function of this activity. Parking shall be screened from view and be appropriately landscaped to break up the monotony of such parking. At least 5 percent of the interiors of all surface parking areas shall be landscaped with each landscape break occurring approximately every 20 spaces. Such landscaped areas shall not be considered as impervious if essentially the ground is left open. Provisions for pedestrian movement into and through parking lots where required shall be provided. Grades in parking lots shall not exceed 4 percent and perimeters of parking lots shall be screened with landscaped hedges or decorative walls where appropriate. (ll) Transit – The site plan and improvements needs to consider transit provisions including ride sharing and, where it exists, mass transit. (mm) Bicycle Racks / Storage – Bicycle racks or a similar facility to park/store bicycles shall be provided in a location accessible to employees. At least 1 bicycle space shall be provided for every 50 required off-street parking spaces. (nn) Trash and Recycling Facilities – All storage of trash or materials to be recycled and their containers such as dumpsters shall be stored within the principal building or in an enclosed area, composed of material consistent with the materials and architecture of the principal building and which is screened from view and located adjacent to and abutting the principal building. (oo) Pedestrian Ways and Trails – Site plans shall be designed for and include provisions for pedestrians to provide access to and between the building, parking lot, open space, street, and transit if any. The plan must include provision for or connections to the City’s trail system consistent with the Comprehensive Plan. Subd. 2. Design and development standards – permitted uses: The following design and development standards are identified for the uses listed below. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Park and Open Space – (1) The design and use shall be consistent with the Comprehensive Plan, the purposes of the Industrial Park District and be compatible with enhancement of the wetlands and any nearby residential zone. (b) Office – (1) No additional standards. (c) Secretarial and Word Processing Services – (1) No additional standards. (d) Bank and Financial Institutions – Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 18 of 27 (1) If drive-in service is proposed, the number of lanes shall be kept to a minimum and shall not exceed three. The drive-in service shall be completely integrated into the principal building, shall not be an appendage to it, and shall use the same quality materials as on the remainder of the principal building. (2) Access. Stacking area for the drive-in shall be subordinate to the primary accesses for vehicles and pedestrians. (e) Medical Offices – (1) Provision for storage of any hazardous materials and medical waste must be included and such storage must be inside the building. (f) Post Office – (1) Special provision and additional parking may be required to accommodate postal vehicles. (2) Special traffic flow and access may be needed to accommodate operations especially “mail drop” facilities. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 19 of 27 Subd. 3. Design and development standards – conditional uses: The following design and development standards are identified for the uses listed below. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Public Buildings – (1) Uses must meet the provisions of the most similar use. Mixed uses must meet the requirements of the mixed uses. (2) An accessory structure which does not meet the building material standards of the zoning ordinance may be permitted as part of the conditional use permit review, provided such structure meets the following standards: (i) The structure shall only be used to store sand, road salt, gravel, fill materials, dirt, and other materials used in the construction or maintenance of roads, trails and other public infrastructure. (ii) The footprint of the structure shall not exceed 4,000 square feet. (iii) The height of the structure shall not exceed the greater of the following: 25 feet; or the height of the principal structure. (iv) The structure shall be set back a minimum of 50 feet from all property lines, 200 feet from public right-of-ways, and 200 feet from residential property. (v) The accessory structure shall be screened from neighboring properties and public right-of-way to the extent practical. The City shall require screening through appropriate means such conditioning where the structure may be located on the property and additional requirements for berming, landscaping, fencing and other screening techniques. (vi) The accessory structure shall not be considered outside storage as regulated within this chapter. (b) Transit Station or Stop – (1) Stations shall be located within 500 feet of State Highway 55. Special consideration shall be given to locating access to provide convenience without causing congestion, especially due to turning movements. Special channelization for cars and busses will likely be required. Transit station shall provide bike racks at the equivalent of one space for every 50 off – street parking spaces. (c) Hospital – (1) Main access points shall be located on a road designated as a collector or arterial on the City’s plan. (2) Shall not be located on or with major access on a street having an existing or proposed residential zone within 1500 feet of the hospital nor within 1500 feet of the access. (3) Special traffic flow provisions must be developed for emergency vehicles. (4) All hazardous materials and medical waste must be stored inside the buildings and provisions for such storage must be included in the plan. (5) A detailed rational plan must be developed for parking and access including Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 20 of 27 access parking provisions for doctors, staff, short and long term public parking, pedestrian ways, decorative security lighting, informational signage, and metering or pay facilities if included. (6) No heliport shall be located within 1500 feet of an existing or proposed residential zone. (d) Hotel/ Motel – (1) No building or use shall be located within 1000 feet of an existing or proposed residential zone. (2) Main access points shall be located on a road designated as a collector or arterial on the City’s plan. (3) No direct lighting and no signage shall be visible from an existing or proposed residential zone. (4) Restaurant and convention / conference facilities shall be integrated to and within the principal hotel or motel building. (e) Physical Fitness Clubs – (1) No outdoor activity area such as aqua park, swimming, sport courts, or similar use shall be located within 500 feet of an existing or proposed residential zone. (2) Main access points shall be located on a road designated as a collector or arterial on the City’s plan. (3) Parking plans must include provision for simultaneous peak use of the various facilities. (4) All trash shall be stored completely within the building. There shall not be any outdoor storage of trash, trash containers or waste materials. (f) Animal Hospital (Veterinary Clinic) – (1) Shall not be located within 500 feet of an existing or proposed residential zone. (2) No outside space shall be used for kenneling animals. (3) The plan for ventilation, location of windows, doors, and loading docks shall be designed to reduce noise and potential for noise violations. (4) There shall be no outdoor storage of trash, trash container or debris of any kind. (5) Provision for storage of hazardous materials and medical waste must be included in the building and be identified on the plans. (g) Laboratories – (1) Are subject to the City’s odor provisions. (2) The owner and or operator shall be responsible for all cost incurred in determining compliance with the provisions governing odor. (3) Building openings such as doors, windows or loading docks shall include closing devices to reduce the potential for noise violations. (4) There shall be no outdoor storage of tanks above grade. (5) There shall be no outdoor storage of materials or equipment. (6) Provision for storage of hazardous materials and medical waste must be included in the building and be identified on the plans. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 21 of 27 (h) Publishing Firms – (1) No building or use shall be located within 500 feet of an existing or proposed residential zone. (2) All trash shall be stored completely within the building. There shall not be any outdoor storage of trash, trash containers, or waste materials. (3) All material shall be stored inside. (i) Showrooms – (1) Main access points shall be located on a road designated as a collector or arterial on the City’s plan. (2) There shall be no outdoor storage of equipment or materials. (j) Essential Public Utility and Service Structures – (1) To the extent appropriate and possible, the site and building shall meet the standards of this ordinance. (k) Business and Technical Schools which are post secondary – Parking and vehicle and pedestrian circulation may require additional consideration. (l) Warehousing and Distributorship – (1) Parking and truck configuration may require additional consideration. (m) Telecommunications Tower – Standards are as defined in the Section titled Zoning – Performance Standards and Enforcement of the Medina City Code. (n) Adult establishments – As defined in section 645 of the Medina City Code. (o) Manufacturing and assembly of light industrial products – (1) No building shall be located within 500 feet of an existing or proposed residential zone. (2) Building openings such as doors, windows or loading docks shall include closing devices to reduce the potential for noise violations. (3) Due to the variety and nature of the uses listed as manufacturing and assembly of light industrial products and the potential negative impacts to other uses and property, additional design and development standards shall be required at the time a specific application is submitted or during the review of such application. (4) The following uses have additional requirements (a) Cut and sew apparel – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (b) Apparel accessories and other apparel – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (c) Footwear (but not including tanning) – Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 22 of 27 (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (d) Other leather and allied products (but not including tanning) – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (e) Printing and related support activities – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (f) Computer and electronic products – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (g) Communications equipment – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (h) Audio and video equipment – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (i) Semiconductor and other electronic components – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (j) Navigational, measuring, electromedical, and control instruments (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (iii) The use shall not cause interference to television or other communication devises on nearby property. (k) Manufacturing and reproducing magnetic and optical devices or media – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (iii) The use shall not cause interference to television or other communication devises on nearby property. (l) Household appliances – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (m) Jewelry, silverware and hollowware – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 23 of 27 adjacent property or tenant space on the property. (n) Jewelers’ material and lapidary work – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (o) Doll, toy, and games – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (p) Office supplies (except paper manufacturing) – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (q) Paper board box assembly – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (r) Medical Equipment and supplies (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (iii) The plan for ventilation, location of windows, doors, and loading docks shall be designed to reduce noise and potential for noise violations. (s) Pharmaceuticals – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Provisions for storage of hazardous or controlled materials must be included in the building and be identified on the plans. (iii) The plan for ventilation, location of windows, doors, and loading docks shall be designed to reduce noise and potential for noise violations. (iv) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property (p) Manufacturing and assembly of other products – (1) No building shall be located within 1,000 feet of an existing or proposed residential area. (2) Building openings such as doors, windows or loading docks shall include closing devices to reduce the potential for noise violations. (3) Due to the variety and nature of the uses listed under manufacturing and assembly of other products and the potential negative impacts to other uses and property, additional design and development standards shall be required at the time a specific application is submitted or during the review of such application. (4) The following uses have additional requirements. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 24 of 27 (a) Confectionery Products – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (b) Fruit and Vegetable Preserving and Specialty Food – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (c) Machine shops; turned product; and screw nuts and bolts – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (d) Meat and poultry products, but not slaughtering or rendering – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (e) Electric lighting equipment – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (f) Bakeries and tortillas – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (i) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (g) Household and institutional furniture and kitchen cabinets – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (h) Office Furniture – including fixtures – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (i) Metal Stamping (with conditions) – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Special provision for inside storage of scrap metal shall be provided. (j) Cutlery and Handtools – (i) No additional standards. (k) Architectural and structural metals – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (l) Hardware – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (m) Sporting and athletic goods – Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 25 of 27 (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (n) Aluminum Extrusion Products – (i) Equipment specifications and impact information such as vibration and noise reduction may be required by the City. (ii) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (o) Railroad Rolling Stock – (i) Equipment specifications and impact information, such as vibration and noise reduction, may be required by the City. (ii) Up to 15 train cars may be stored outside and screened from view. (q) Wind Energy Conversion Systems (WECS) – shall meet the requirements set forth in Section 828.09.1 of this code. Subd. 4. Design and development standards – Accessory uses: The following design and development standards are identified for the uses listed below. Additional standards may be identified during the review and approval process, due to the particular characteristics of each site, the proposed development of the site, and the uses on adjacent property. (a) Recreational and Open Space for those employed on site and their guests – (1) Adequate provisions shall be made for accessibility between the principal use and this space. (2) Recreational activity shall be located and designed not to effect adversely adjacent uses. (b) Off-Street Parking and Loading – (1) See off – street parking and loading requirements (c) Food Service for Employees and their guests, provided such facility is integrated within the principal use and building – (1) No outdoor signage or signage visible from outdoors shall be allowed. (2) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. (d) Railroad Spur – (1) Location and street crossings if any are subject to review and approval by the City for suitability, safety, and other factors. (e) Transit Stop / Station – (1) Stations shall be located within 500 feet of State Highway 55. Special consideration shall be given to locating access to provide convenience without causing congestion, especially due to turning movements. Special channelization for cars and busses will likely be required. Transit station shall provide bike racks at the equivalent of one space for every 50 off – Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 26 of 27 street parking spaces. (f) Day Nurseries and day care – (1) At least 25 square feet of usable outdoor recreation space shall be provided per person for whom care is provided. (2) Vehicle access to or near the main entrance shall be provided in a convenient and functional manner. (g) Any industrial repair or processing provided it does not occupy more than 20 percent of the floor area – (1) See requirements for most similar conditional use. (h) Wholesale offices and showrooms – (1) See loading dock requirements. (i) Computer manufacturing and assembly – (1) Provisions for storage of hazardous materials must be included in the building and be identified on the plans. (j) Essential Public Utility and Service Structures including telecommunications towers under the requirements of a conditional use permit – (1) Telecommunications Towers – As defined in the section titled Zoning – Performance Standards and Enforcement of the Medina City Code. (k) Retail sale of products produced on the site provided the floor area for retail sales does not exceed 2,000 square feet or exceed 5 percent of the gross floor area in the building, whichever is less – (1) No outdoor signage or signage visible from outdoors shall be allowed. (2) Exhaust and emissions shall not adversely effect use of adjacent property or tenant space on the property. Section 833.09. Review and Approval Process. Subd. 1. Minor changes for permitted uses: The following changes can be approved by City staff upon a written finding and filing the report in the property file that the proposal meets the requirements of the district. (1) Change in the use of the property if the use is less intense and a more restrictive use. (2) Expansion of an existing building by less than 1,000 square feet of floor area in a single year. (3) Changes of less than 10,000 square feet to the exterior walls or surface of the building. (4) Expansion of the parking lot by less than 10 spaces or less than 10,000 square feet, whichever is less. Medina City Code 833. Zoning – Industrial Park District 833. Zoning – Industrial Park District Page 27 of 27 (5) Outdoor lighting changes involving 2 or fewer light poles without changing the type of lighting. (6) Changes to the topography involving less than 1 foot in elevation or less than 24,000 square feet of lot area. (7) An addition to exposed rooftop equipment if the addition is less than 64 cubic feet. Any person aggrieved by a decision of the staff under this subdivision may appeal to the city council. Appeals must be submitted in writing and must be received by the staff within 30 days of the date the staff’s written report is filed. The city council shall decide an appeal within 60 days of the date of receipt of the appeal. Subd. 2. Site Plan Review Procedure: All changes other than minor changes under subd. 1 shall be reviewed pursuant to the site plan review procedures specified elsewhere in this ordinance. Subd. 3. Conditional Uses: Conditional uses and any changes to conditional uses shall follow the conditional use permit procedures specific elsewhere in this ordinance. Amendment History of this Section Adopted February 20, 2001 (Ord.326). Amended August 2, 2006 (Ord. 410). Deleted clause (v) of subd. 1 of subsection 833.07 regarding signs. Amended August 16, 2011 (Ord. 511). Amended subd. 1 (o) of subsection 833.07, regarding impervious coverage limits. Amended October 16, 2012 (Ord. 538). Amended 833.03, 833.06, and 833.07 regarding public buildings in the Industrial Park Zoning District. Amended November 7, 2012 (Ord. 539). Amended sections 833.03, 833.04, and 833.07 regarding regulations of Wind Energy Conversion Systems, Solar Equipment, and Geothermal Systems. Amended May 20, 2014 (Ord. 562). Amended section 833.07 Subd. 1(s) regarding loading dock regulations in the industrial park zoning district. Amended February 17, 2015 (Ord. 576). Amending Sections 833.03 and 833.04 regarding solar equipment. Amended January 16, 2018 (Ord. 628). Amended Section 833.04 regarding the keeping of honey bees. Amended July 7, 2020 (Ord. 658). Amended Section 833.07 regarding architectural standards. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 1 of 25 CHAPTER 8 LAND AND BUILDING REGULATIONS 832.1. ZONING - BUSINESS PARK DISTRICT Section 832.1.01. Business Park (BP) Purpose. The purpose of the Business Park (BP) district is to provide an attractive, high quality business park primarily for office, high quality manufacturing and assembly, and non-retail uses in developments which provide a harmonious transition to residential development and neighborhoods by: 1) conducting all business activities and essentially all storage inside buildings, 2) consisting of low profile, high quality and attractive buildings which blend in with the environment, 3) providing open space, quality landscaping and berming which achieve a park-like setting; 4) including berming and buffering of parking, loading docks and other similar functions; and 5) protecting and enhancing the natural environment. Section 832.1.02. (BP) Permitted Uses. Within the Business Park District the following uses shall be permitted uses and are subject to site plan approval and development plan approval processes. (1) Park and Open Space (2) Office (3) Bank and Financial Institutions (4) Medical Offices, except the following are not permitted uses: those which offer inpatient services or that otherwise commonly operate between the hours of 9:00 p.m. and 7:00 a.m. (5) Post Office (6) Contractor services typically delivered off-site such as, building contractors, lawn care, electrical, plumbing, locksmiths, and extermination or pest control. (7) Public building of a non-industrial nature (8) Religious institutions (9) Showrooms (10) Transit station or stop (11) Publishing firm (12) Nursing homes, assisted living facilities, and independent living facilities associated with such uses (13) Licensed residential facilities (14) Day care facilities Section 832.1.03. (BP) Conditional Uses. Within the Business Park District, no structure or land shall be used for the following uses except by conditional use permit, the specific requirements established in Section 832.3.09, and other applicable provisions of the city code: (1) Hospital (2) Medical offices which offer inpatient services or that otherwise commonly operate Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 2 of 25 between the hours of 9:00 p.m. and 7:00 a.m. (3) Physical Fitness Clubs (4) Animal Hospital (veterinary) (5) Laboratories (6) Essential Public Utility and Service Structures (7) Educational facilities, including business and technical schools which are post secondary (8) Telecommunications Tower as defined in the section titled Zoning – Performance Standards and Enforcement of the Medina City Code. (9) Warehousing, wholesaling, and distributors (10) Manufacturing and assembly of the following light industrial products and products excluding: metal plating; Teflon coating or similar plating or coatings requiring high temperatures; the use of heavy or other drop forges or heavy or other hydraulic surges or devices capable of detection (vibration) at the property line.1 Manufacturing of the following are included: (a) Printing and related support activities (b) Computer and electronic products (c) Communications equipment (d) Audio and video equipment (e) Electronic components, except semiconductors (f) Navigational, measuring, electromedical, and control instruments (g) Manufacturing and reproducing magnetic and optical media (h) Household appliances (i) Jewelry, silverware, and hollowware (j) Jewelers’ material and lapidary work (k) Doll, toy, and games (l) Office supplies (except paper manufacturing) (m) Medical equipment and supplies (n) Pharmaceuticals (o) Apparel (p) Brooms, brushes, and mops (q) Electrical lighting equipment (r) Musical instruments (s) Signs (t) Sporting and athletic goods Section 832.1.04. (BP) Accessory Uses. Within the Business Park District the following accessory uses shall be allowed, except that the combined floor area of industrial repair/processing, warehousing, and retail space shall not exceed 50 percent of the gross floor area of the building. 1 Uses listed in this subsection are selectively taken from the North American Industry Classification System (NAICS). Uses not included or worded differently were intentionally done so because they are not consistent with the purpose of this district, were deemed not to be appropriate for inclusion, or needed to be worded differently to meet the City’s needs. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 3 of 25 (1) Recreational and Open Space for those employed on site and their guests (2) Off-Street Parking and Loading (3) Food Service for Employees and their guests, provided such facility is integrated into and within the principal use and building (4) Railroad Spur (5) Transit Stop / Station (6) Day Nurseries and day care (7) Any industrial repair or processing provided it does not occupy more than 20 percent of the floor area (8) Warehouse, provided it does not occupy more than 30 percent of the floor area. (As used in this section, warehouse means a place in which goods or merchandise is stored, not including raw material or other goods used in the manufacturing or assembly of products on the site and not including the temporary storage of goods and merchandise produced on this site) (9) Wholesale offices and showrooms (10) Computer manufacturing and assembly (11) Essential Public Utility and Service Structures including telecommunications towers under the requirements of a conditional use permit (12) Retail sale of products provided the floor area for retail sales does not exceed 15 percent of the gross floor area in the building. (13) Drive-through services, subject to a conditional use permit and the requirements established in Section 832.3.09. (14) Signs, subject to the requirements of the sign ordinance (15) Parking structures, subject to a conditional use permit and the requirements established in Section 832.3.09. (16) Residential uses, provided dwelling units do not occupy a floor area greater than 25 percent of the floor area of the principal use to which it is accessory. (17) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1 of the City Code. (18) Keeping of Honey Bees in compliance with standards of Section 828.22 of this ordinance. Section 832.1.06. (BP) Lot, Setback and Building Size Requirements. The following minimum requirements shall be observed, subject to additional requirements, exceptions and modifications set forth in other sections of this ordinance (When setback provisions overlap, the most restrictive provisions of both setbacks shall apply.). Subd. 1. Lot of Record: A lot of record, which existed on or before December 31, 1999 and has one or more of the following shall be considered buildable without requiring a variance provided all other provisions of the ordinance are met. (a) Less than the required lot size, but more than 1 acre (b) less than the required lot width (c) less than the required lot depth Subd. 2. Minimum Lot Area: Three acres. The minimum lot size may be reduced to two acres if the lot is part of an integrated development utilizing shared improvements such as Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 4 of 25 parking and stormwater management, as approved by the City. Subd. 3. Minimum Lot Width: 200 feet. Subd. 4. Minimum Lot Depth: 200 feet. Subd. 5. Minimum Front Yard Setback: 50 feet. Subd. 6. Minimum Interior Side Yard Setback: 30 feet. If the lot is part of an integrated development, the interior side yard setback may be reduced to 15 feet in order to accommodate shared use of loading dock circulation, fire lanes or other site improvements, or to configure buildings in a way to screen loading docks. Subd. 7. Minimum Rear Yard Setback: 30 feet. If the lot is part of an integrated development, the rear yard setback may be reduced to 15 feet in order to accommodate shared use of loading dock circulation, fire lanes or other site improvements, or to configure buildings in a way to screen loading docks. Subd. 8. Street Setback: A required yard setback shall be increased to 50 feet adjacent to a public street and increased to 35 feet adjacent to a private street. Subd. 9. Setback from Residential: 100 feet, except as described in (b) below. (a) A required yard setback adjacent to or across a street from a residential zoning district shall be increased to 100 feet and a landscape buffer which is 50 percent opaque shall be required within the setback. (b) This required yard setback may be reduced to 75 feet if a landscape buffer which is 70 percent opaque is planted within the setback. Subd. 10. Minimum Railroad Setback: A required yard setback adjacent to a railroad right-of-way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 11. Minimum Parking Setbacks: Parking stalls, parking aisles, and fire lanes may encroach within the required yard setbacks but shall be located the following distances from property lines: (a) Front Yard: 35 feet (b) Rear and Interior Side Yard: 20 feet, except no setback is required to accommodate shared/joint parking, loading dock circulation, or fire lanes across a common lot line within an integrated development. (c) Side Yard, if adjacent to public street: 35 feet (d) Side Yard, if adjacent to private street: 25 feet (e) Residential Zoning District: 100 feet, except as follows: (1) This required yard setback may be reduced to 60 feet if a landscape buffer which is 70 percent opaque is planted within the setback. (2) Fire lanes which are not utilized for traffic circulation on the parcel may encroach within this yard setback. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 5 of 25 Subd. 12. Maximum Impervious Surface Coverage: 70 percent of the total lot area, except as follows: a. Maximum impervious surface coverage may be increased to 75 percent if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. b. Impervious surface coverage may exceed these amounts if stormwater management practices are implemented which, according to the City Engineer, exceed stormwater retention and treatment regulations. However, in no case shall impervious surface coverage exceed 80 percent of the lot area remaining after wetlands and stormwater ponds have been excluded. Section 832.1.07. (BP) Design and Development Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. The design and development standards, as required in Section 832.3, shall be observed. Subd. 2. Maximum Building Height: No building shall exceed 30 feet, unless the building has a sprinkler system, in which case the height shall not exceed 35 feet. Subd. 3. Outside Storage Prohibited. No outside storage shall be allowed, with the exception of vehicles used in the daily operation of the use permitted on the site as regulated by Section 832.3.07. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 6 of 25 SECTION 832.2 – BUSINESS DISTRICT Section 832.2.01. Business (B) Purpose. The purpose of the Business (B) district is to provide for a zoning district for a mix of office, high quality light industrial, and larger-scale retail and service uses with proximity to arterial roadways. Development shall include high quality and attractive building materials and architectural design as well as extensive landscaping in order to limit impacts on surrounding land uses, and shall be integrated and coordinated in a way to most efficiently utilize site improvements and to protect the natural environment. Section 832.2.02. (B) Permitted Uses. The following shall be permitted uses within the B district, subject to applicable provisions of the city code: (1) Banks and financial institutions (2) Contractor services typically delivered off-site such as, building contractors, lawn care, electrical, plumbing, locksmiths, and extermination or pest control. (3) Day care facilities (4) Essential Services (5) Nursing homes, assisted living facilities, and independent living facilities associated with such uses (6) Professional and medical office uses, except the following are not permitted uses: medical offices which offer inpatient services or that otherwise commonly operate between the hours of 9:00 p.m. and 7:00 a.m. (7) Park and Open Space (8) Physical fitness clubs, dance studios, and similar uses, except the following are not permitted uses: those over 5,000 square feet in floor area, and those which include outdoor activity areas such as pools and playing fields (9) Places of assembly, conference halls, lodges, and similar uses (10) Public services such as government buildings, post offices, and similar uses (11) Publishing firms (12) Religious institutions (13) Residential facilities, licensed (14) Retail uses, provided the use is located within a structure with a floor area of 15,000 square feet or greater and that the following are not permitted uses: pet stores, pawn shops, and adult establishments. (15) Service uses, provided the use is located within a structure with a floor area of 15,000 square feet or greater and that the following are not permitted uses: hospitals; veterinarian clinics; adult establishments; and services related to automobiles. (16) Showrooms (17) Transit station or stop (18) Warehousing, wholesaling, and distributors Section 832.2.03. (B) Conditional Uses. The following shall be permitted uses within the B district, subject to conditional use permit approval, the specific requirements established in Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 7 of 25 Section 832.3.09, and other applicable provisions of the city code: (1) Adult Establishments (2) Automobile, marine, or trailer sales or rental (3) Automobile repair, Oil lubrication service shops, auto body shops (4) Automobile towing (5) Car washes or auto detailing (6) Educational facilities, including post secondary (7) Hospital (8) Hotels and motels (9) Indoor recreational uses, including but not limited to bowling alleys, dance halls, movie theaters, and live entertainment. (10) Laboratories (11) Manufacturing or assembly of the light industrial products described below. The list is based on the North American Industrial Classification System (NAICS). Notwithstanding anything herein to the contrary, any use which utilizes the following processes shall not be permitted: metal plating; Teflon coating or similar coatings requiring high temperatures; the use of heavy or other drop forges; the use of heavy or other hydraulic surges; or the use of any devices capable of detection at the property line. (a) Food, except meat slaughtering and rendering is not a conditional use (b) Beverage and Tobacco (c) Textile mills and textile product mills (d) Apparel (e) Leather and allied products, except leather tanning is not a conditional use (f) Wood products (g) Converted paper products, except the following are not conditional uses: pulp, paper and paperboard mills (h) Printing and related support activities (i) Chemical manufacturing, except the following are not conditional uses: explosives, petroleum or coal products (j) Plastics and rubber products (k) Nonmetallic mineral products (l) Primary metal manufacturing as follows: Aluminum sheet, plate, and foil manufacturing and aluminum extruded product manufacturing shall be permitted conditional uses. Other primary metal manufacturing shall not be a permitted conditional use. (m) Fabricated metal products, except the following are not conditional uses: ammunition and small arms ammunition. (n) Machinery (o) Computer and electronic products (p) Electrical equipment, appliance, and components (q) Transportation equipment manufacturing as follows: Motor vehicle parts manufacturing and motorcycle, bicycle, and parts manufacturing shall be permitted conditional uses. Other transportation equipment manufacturing shall not be a permitted conditional use. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 8 of 25 (r) Furniture and related products (s) Miscellaneous products, as described in NAICS 339 (12) Medical offices which offer inpatient services or that otherwise commonly operate between the hours of 9:00 p.m. and 7:00 a.m (13) Motor fuel stations (14) Pawn shops (15) Physical fitness clubs, dance studios, and similar uses which exceed 5,000 square feet in floor area, or which include outdoor activity areas (such as pools or playing fields) (16) Retail or service uses which include the keeping of animals on-site such as pet stores, veterinarian clinics, animal day cares, animal boarding, commercial kennels and similar uses (17) Telecommunications Tower (18) Wind Energy Conversion Systems (WECS) (19) Solar Equipment with is not affixed to a structure, in compliance with Section 828.09 subd. 2 of the City Code. Section 832.2.04. (B) Accessory Uses. The following accessory uses shall be permitted within the B district, subject to applicable provisions of the city code and provided such use is subordinate to and associated with a permitted or conditional use: (1) Computer manufacturing and assembly (2) Day nurseries and day care (3) Drive-through services subject to a conditional use permit and the requirements established in Section 832.3.09. (4) Food service for employees, residents, and their guests, provided such facility is integrated into and within the principal use and building (5) Industrial repair or processing provided it does not occupy more than 20 percent of the floor area (6) Restaurants and licensed on-sale liquor establishments (7) Retail sale of products, as an accessory use (8) Off-street parking and loading (9) Outdoor dining and/or drinking areas, subject to the requirements established in Section 832.3.09. (10) Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use, subject to the requirements established in Section 832.3.09. (11) Outdoor storage, subject to a conditional use permit and the requirements established in Section 832.3.09. (12) Parking structures, subject to a conditional use permit and the requirements established in Section 832.3.09. (13) Railroad spur (14) Recreational and Open Space for those employed on site and their guests (15) Residential uses, provided dwelling units do not occupy a floor area greater than 25 percent of the floor area of the principal use to which it is accessory (16) Signs, subject to the requirements of the sign ordinance (17) Temporary outdoor sales events, subject to an administrative review of compliance with the requirements established in Section 832.3.09. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 9 of 25 (18) Transit stop / station (19) Warehouse space (20) Wholesale office and showrooms (21) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1 of the City Code. (22) Keeping of Honey Bees in compliance with standards of Section 828.22 of this ordinance. Section 832.2.06. (B) Lot, Setback and Building Size Requirements. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Lot of Record: A lot of record, which existed on or before December 31, 1999 and has one or more of the following shall be considered buildable without requiring a variance provided all other provisions of the ordinance are met. (a) less than the required lot size, but more than 1 acre (b) less than the required lot width (c) less than the required lot depth Subd. 2. Minimum Lot Area: Three acres. The minimum lot size may be reduced to two acres if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. Subd. 3. Minimum Lot Width: 175 feet. Subd. 4. Minimum Lot Depth: 175 feet. Subd. 5. Minimum Front Yard Setback: 40 feet. Subd. 6. Minimum Interior Side Yard Setback: 25 feet. If the lot is part of an integrated development, the interior side yard setback may be reduced to 15 feet in order to accommodate shared use of loading dock circulation, fire lanes or other site improvements, or to configure buildings in a way to screen loading docks. Subd. 7. Minimum Rear Yard Setback: 25 feet. If the lot is part of an integrated development, the rear yard setback may be reduced to 15 feet in order to accommodate shared use of loading dock circulation, fire lanes or other site improvements, or to configure buildings in a way to screen loading docks. Subd. 8. Street Setback: A required yard setback adjacent to a street shall be increased based on the classification of the street in the Comprehensive Plan as follows: (a) Private Street: 30 feet (b) Local or Minor Collector Roadway: 40 feet. (c) Major Collector or Arterial Roadway: 50 feet. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 10 of 25 Subd. 9. Setback from Residential: 100 feet, except as described in (b) below. (a) A required yard setback adjacent to or across a street from a residential zoning district shall be increased to 100 feet and a landscape buffer which is 50 percent opaque shall be required within the setback. (b) This required yard setback may be reduced to 75 feet if a landscape buffer which is 70 percent opaque is planted within the setback. Subd. 10. Minimum Railroad Setback: A required yard setback adjacent to a railroad right-of-way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 11. Setback Increase for Structures Over 35 feet in Height: The required yard setbacks for structures exceeding 35 feet in building height shall be increased by a distance equal to the amount the structure exceeds 35 feet in building height. Subd. 12. Minimum Parking Setbacks: Parking stalls, parking aisles, and fire lanes may encroach within the required yard setbacks but shall be located the following distances from property lines: (a) Front Yard: 25 feet (b) Rear and Interior Side Yard: 15 feet, except no setback is required to accommodate shared/joint parking, loading dock circulation, or fire lanes across a common lot line within an integrated development. (c) Side Yard, if adjacent to public street: 25 feet (d) Side Yard, if adjacent to private street: 20 feet (e) Residential Zoning District: 100 feet, except as follows: (1) This required yard setback may be reduced to 60 feet if a landscape buffer which is 70 percent opaque is planted within the setback. (2) Fire lanes which are not utilized for traffic circulation on the parcel may encroach within this yard setback. Subd. 13. Maximum Impervious Surface Coverage: 70 percent of the total lot area, except as follows: (a) Maximum impervious surface coverage may be increased to 80 percent if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. (b) Impervious surface coverage may exceed these amounts if stormwater management practices are implemented which, according to the City Engineer, exceed stormwater retention and treatment regulations. However, in no case shall impervious surface coverage exceed 85 percent of the lot area remaining after wetlands and stormwater ponds have been excluded. Section 832.2.07. (B) Design and Development Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 11 of 25 Subd. 1. The design and development standards, as required in Section 832.3, shall be observed. Subd. 2. Maximum Building Height: No building shall exceed 30 feet, except as follows: (a) Structures equipped with a sprinkler system may be a maximum of 35 feet in height. (b) The maximum building height may be increased to 45 feet, with approval of the city fire marshal. Additional conditions may be required related to fire safety. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 12 of 25 SECTION 832.3 – DESIGN AND DEVELOPMENT STANDARDS FOR BUSINESS PARK AND BUSINESS DISTRICTS Section 832.3.01. Generally. The standards of this Section shall apply to the Business Park and Business districts. These standards are established to achieve a high standard of development by providing assurance that land uses, buildings and functions are compatible within the district and with adjacent districts. The plans and the proposed use of a property shall conform to the design and development standards prior to approval of any permit. Section 832.3.02. Building Materials and Design. Subd. 1. Building Materials. All exterior building materials shall be durable and meet the following standards: (a) A minimum of 20 percent of the building exterior shall be brick, natural stone, stucco (not Exterior Insulation and Finish System or similar product), copper, or glass. (b) A maximum of 80 percent may be decorative concrete, split face (rock face) decorative block, and/or decorative pre-cast concrete panels. Decorative concrete shall be color impregnated in earth tones (rather than painted) and shall be patterned to create a high quality terrazzo, brick, stucco, or travertine appearance. (c) A maximum of 20 percent may be wood, engineered wood, metal (excluding copper), fiber cement or Exterior Insulation and Finish System or similar product, if used as accent materials which are integrated into the overall building design. (d) Rehabilitation of existing masonry buildings. Notwithstanding anything herein to the contrary, the materials described below are permitted exterior material when installed to rehabilitate an existing masonry building, subject to the following: (i) Additional materials allowed: (1) Engineered wood panels (not lap siding) (2) Fiber cement architectural wall panels with a minimum 5/8” thickness (ii) Materials shall be colored during production rather than painted after production. (iii) Materials shall be installed with proper drainage and ventilation. (iv) If the aggregate of wood, engineered wood, metal, and fiber cement exceeds 50 percent of the building exterior, a minimum of 30 percent of the exterior shall be brick, natural stone, stucco, copper, or glass. Subd. 2. Building Modulation. Buildings shall be designed to avoid long, monotonous building walls. Modulation may include varying building height, building setback, or building materials/design. Generally, a particular building elevation shall include a minimum of one element of modulation per 100 feet of horizontal length, or portion thereof. Alternative architectural or site elements and designs may also be approved by the city which achieve the purpose of reducing the visual impact of long building walls. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 13 of 25 Subd. 3. Building Fenestration and Transparency. Building elevations which face a public street shall include generous window coverage. Alternative architectural elements may be approved by the city when windows are not practical. Subd. 4. Multi-sided Architecture. Any rear or side building elevation which faces a public street or a residential zoning district shall include design and architectural elements of a quality generally associated with a front façade. The elevation(s) shall be compatible with the front building elevation. Additional signage shall be permitted for an elevation facing a public street or interior access drive, as regulated within the sign ordinance. Multi-sided architecture shall not be required in situations where the rear or side building elevation is fully screened from view from the adjacent street or residential property. Section 832.3.03. Preservation of Natural Environment and Natural Drainage Subd. 1. Site improvements shall be designed in a way which most effectively maintains predevelopment topography, drainage patterns and ecological functions. Subd. 2. Natural Drainage System. Drainage and stormwater improvements shall be designed with an emphasis on integrated stormwater management practices such as vegetative swales, filter strips, biorention, and similar improvements as approved by the city rather than pipes and retention ponds. Section 832.3.04. Landscaping Requirements. Subd. 1. Generally. The entire lot shall be landscaped, except for areas occupied by buildings, walks, trails, parking lots, drives, loading docks, plaza space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs, plantings, and ground cover as approved by the city. Properly maintained natural vegetation and water conserving ground cover alternatives are encouraged. Areas may be seeded if determined to be practically necessary by the city. Integrated stormwater management practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens, shall be considered landscaping and shall not be excluded from the gross acreage of the parcel when calculating impervious surface coverage. Subd. 2. Building Setting. At least 12 feet of landscaped area shall be provided adjacent to all buildings except for walks, plaza space and approved loading docks. Walks within this landscaped area shall be limited to where practically necessary to serve access points of buildings. Subd. 3. Overstory Deciduous Shade Trees and Coniferous Trees. A minimum of one tree per 50 feet, or fraction thereof, of lot perimeter shall be required. (a) Size. Deciduous trees shall not be less than 2.5 caliper inches measured four feet off ground, and coniferous trees shall not be less than six feet in height. (b) Location. Tree location shall be approved by the city prior to planting. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 14 of 25 (c) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species, as listed within the tree preservation ordinance are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. (d) Credit for Preserved Trees. The city may reduce the required number of overstory trees if an applicant preserves more existing trees than required by the Tree Preservation ordinance, Section 828.41. The city shall determine the amount of credit granted for such existing trees. Subd. 4. Ornamental Trees. A minimum of one tree per 100 feet, or fraction thereof, of lot perimeter shall be required. (a) Size. Trees shall not be less than two caliper inches measured four feet off ground. (b) Location. Tree location shall be approved by the city prior to planting. (c) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. Subd. 5. Understory Shrubs. In addition to trees, a full compliment of understory shrubs shall be provided to complete a quality landscape treatment of the lot. Shrubs shall be potted and a minimum of 24 inches. In no instances shall the number of shrubs be less than one per 30 feet, or fraction thereof, of lot perimeter. Subd. 6. Parking Lot Landscaping. A minimum of eight percent of the total land area within parking, driveway, and loading dock areas shall be landscaped. (a) Landscaping at least 12 feet in width shall separate parking lots into cells of no more than 120 stalls. (b) Landscaping shall break up rows of parking approximately every 20 spaces. (c) Species selection shall be guided by soils conditions and any trees shall be planted in a way which increases the likelihood of long-term survival. (d) Where practical, the landscaping areas shall be designed to receive stormwater runoff from the adjacent parking area. Subd. 7. Flexibility for Alternative Landscape Plans. The city may approve of landscape plans which do not meet the specific planting requirements of this Section. The applicant seeking this flexibility shall demonstrate, to the satisfaction of the city, that the alternative plan will meet or exceed the ecological and buffering benefits of landscaping consistent with the requirements of this Section. Subd. 8. Maintenance. The developer shall be responsible for establishing a long-term maintenance plan to see that landscaping and fencing is maintained in an attractive and well-kept condition and to replace any landscaping that does not survive. Landscape irrigation, where necessary, shall be consistent with water usage regulations. Subd. 9. Landscaping Guarantee. The owner shall guarantee the growth and maintenance of all plants for a minimum of two growing seasons following an inspection of all completed plantings. The owner shall submit a financial guarantee, in a form acceptable Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 15 of 25 to the City, prior to issuance of a building permit to ensure the planting and survival of the plantings. Any plant which does not survive or has severely declined (for example, 25% of the crown has died in the case of trees) shall be replaced, and the replacement shall be guaranteed for an additional two growing seasons. The City shall retain financial guarantee in an amount necessary for any replacements. Subd. 9. Tree Preservation. Removal of significant trees and any construction activity within Business Park and Business districts shall be subject to the requirements set forth by the City’s Tree Preservation Ordinance Section 828.41. Section 832.3.05. Utilities, Mechanical Equipment, and Trash and Recycling Facilities. Subd. 1. Utilities. All utilities shall be placed underground. To the extent possible, all utility equipment, meters and transformers shall be placed either inside of the building or within an outside mechanical court formed by walls. If not located within the building, these items shall be fully screened from view from adjacent property and streets through the use of opaque landscaping or walls constructed of materials which are compatible with the building. Subd. 2. Mechanical Equipment. All HVAC and other mechanical equipment shall be designed, located, and/or screened so they are not visible from adjacent property or public streets. (a) Rooftop Equipment. Equipment shall be screened through the use of architectural elements and materials which are compatible with the overall design of the building. Wood fencing or chain link fencing with slats shall not be permitted. (b) Ground Equipment. Equipment shall be screened with walls which are constructed of materials which are compatible with the building or with landscaping which is opaque during the entire year. Subd. 3. Trash and Recycling Facilities. All trash and material to be recycled shall be stored within the principal building, within an accessory structure, or within an enclosed outdoor area adjacent to the principal structure. The accessory structure or enclosed area shall be constructed of similar materials and have compatible architecture as the principal structure and shall abide by yard setback requirements. Section 832.3.06. Screening. Subd. 1. All structures and parking areas shall be screened from adjacent residential property as described within the yard setback requirements of each district. Subd. 2. In other situations where screening is required by the zoning ordinance or as a term of a conditional use permit, the standards of this Section shall be satisfied through the use of fences, walls, or vegetative screens. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 16 of 25 (a) Standards for vegetative screens. Vegetative screens shall consist of fully hardy plant materials, planted in a way to be at least 80 percent opaque year-round. The height of the screen shall be determined by the city, taking into account the characteristics of the object(s) or area being screened, but shall be of adequate size immediately upon planting. The plants within a vegetative screen shall be in addition to the general landscaping requirements of this section. (b) Standards for screening fences or walls. A screening fence or wall shall be constructed of attractive, finished materials such as masonry, brick or wood. Materials and design shall be compatible with the principal structure. The height of the fence or wall shall be determined by the city taking into account the characteristics of the object(s) or area being screened. Subd. 3. Maintenance. The property owner shall be responsible for ensuring that fences and walls are not in disrepair and that planting screens are maintained in a neat and healthful condition. Failure to do so shall be a violation of this ordinance and may be deemed a nuisance, subject to necessary enforcement procedures. Subd. 4. Berming. If an earth berm is proposed to supplement the screening, the berm shall be undulating in order to give a natural appearance. Section 832.3.07. Outdoor Storage of Service Vehicles. Subd. 1. Within off-street parking area. A limited number of vehicles utilized for the use permitted on a property may be stored within the required off-street parking area. a. Vehicles shall be less than 24 feet in length, and not more than 12,000 lbs. of gross vehicle weight. b. One vehicle for every 20,000 square feet of building footprint, or portion thereof, shall be allowed. c. Vehicles shall be currently licensed and operable, be commonly utilized by the use on the property, and shall not be parked for the purpose of sale. Subd. 2. Within a service vehicle storage area. A limited number of vehicles and trailers utilized for the use permitted on a property may be stored within an outdoor service vehicle storage area. (a) One vehicle, trailer, or connected truck and trailer shall be allowed for every 15,000 square feet of building footprint, or portion thereof. (b) Vehicles and trailers shall be currently licensed and operable and shall be regularly moved from the storage area and operated. (c) The service vehicle storage area shall abide by the setbacks required for loading docks. (d) The service vehicle storage area shall be screened from adjacent property and streets. Screening shall not be required from adjacent property which is part of an integrated development when the adjacent area is utilized for loading docks or outdoor service vehicle storage area. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 17 of 25 (e) Outdoor service vehicle storage areas in conformance with this subdivision shall not be considered outside storage. Subd. 3. Additional vehicles shall be parked inside of buildings, within a loading dock, or within an outside storage area as regulated herein. Section 832.3.08. Loading Docks. Subd. 1. Limitation on loading dock area located outside of courtyards. (a) Loading docks, excepting those located within a courtyard as defined by this Section, shall not occupy greater than 10 percent of the building perimeter. If it deems it practically necessary, the city may allow additional loading dock area outside of courtyards, but not in an amount to exceed 20 percent of the building perimeter. (b) For the purposes of this subdivision, a courtyard shall be formed by structural elements such as buildings or wing walls. Wing walls shall be of similar building materials and design with the structure. Access points to the courtyard shall not exceed 100 feet in width. Landscaping shall be utilized to reduce the visibility of the access points into the courtyard. (c) Subd. 2. Location. a. Loading docks shall not be located in required yard setbacks and should be located in a way which minimizes visibility from residential zoning districts and public streets. b. The loading dock setback adjacent to or across a street from a residential zoning district shall be increased to 100 feet. c. Any loading dock within 300 feet of a residential zoning district shall be separated from the residential district by a building or a wing wall. The city may approve of other alternatives for noise abatement and screening. 100’Max Loading Dock “Courtyard” Landscaping Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 18 of 25 Subd. 3. Screening. Loading docks shall be screened from adjacent property and streets to the fullest extent possible using the following techniques, or others as approved by the city. Screening shall not be required between lots which are part of an integrated development and where buildings are configured in a way to create loading dock courtyards. (a) Building design/configuration. (b) Wing walls. Walls shall be constructed of similar materials and design with the principal building. (c) Below grade docks. This technique shall be supplemented with landscaping. (d) Landscaping. Plants shall be selected to provide 80 percent year-round opaqueness. (e) Berming. Berms shall be undulating to provide a natural appearance, and shall be supplemented with landscaping. (f) Decorative Fencing. Landscaping shall be provided on the exterior of the fence to soften the visual impact of the fence. Section 832.3.09. Supplemental Requirements for Specific Uses within the Business Park and Business Districts. Subd. 1. Adult Establishments. Shall meet the requirements of Section 645 of the Medina City Code. Subd. 2. Automobile, Marine, and Trailer Sales or Rental (a) Inventory shall be stored and displayed inside of a building or, if permitted in the district, within an approved outdoor storage area, which shall meet the standards required herein. (b) No inoperative vehicles shall be stored on the premises, unless in the process of being repaired and are stored within a building. (c) On-site repair or maintenance of vehicles shall be subject to the conditions established for Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops below. (d) No test driving of vehicles shall be permitted on local residential streets. (e) All vehicle dealers shall be licensed by the state. Subd. 3. Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Vehicles parked outside awaiting service or pick-up shall be located in an area which is fully screened from neighboring properties and from the right-of-way. (c) No inoperative vehicles shall be stored on the premises, unless in the process of being repaired and are stored within a building. (d) All repair functions shall occur within an enclosed building. (e) No sales, storage, or display of automobiles shall be permitted unless a conditional use permit is granted for such a use. (f) Equipment specifications shall be submitted. Vibration and noise reduction measures may be required by the city. (g) Additional screening may be required to limit sight and noise impacts of service bays. (h) Adequate provision shall be made for proper inside storage of all new and used petroleum, chemical, liquid, and other products. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 19 of 25 (i) Towing operations shall be permitted as an accessory use, but only if allowed as part of the conditional use permit and if clearly subordinate to the principal use. The city may apply necessary conditions and limitation on this use. Subd. 4. Automobile Towing (a) Towed vehicles shall be stored inside of a building or within an approved outdoor storage area, as regulated herein. (b) No inoperative vehicles shall be stored on the premises, unless stored within a building. (c) No salvaging, crushing or recycling of vehicles shall be permitted. (d) Additional screening may be required adjacent to the area where vehicles are loaded into the building and/or approved outdoor storage area. Subd. 5. Car Washes or Auto Detailing (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Additional screening may be required to limit sight and noise impacts of service bays. (c) Equipment specifications shall be submitted. Noise reduction measures may be required by the city. (d) Adequate provisions shall be made for circulation and stacking. Stacking requirements shall be based on the specifications of the car wash and the amount of time required to wash a car. Subd. 6. Drive-through Services (a) All parts of the drive-through lane(s) shall be no less than 200 feet from residential zoning districts. (b) Drive-through lanes shall not be permitted within required yard setback areas. (c) The site plan shall allow adequate pedestrian circulation, vehicle circulation, and vehicle stacking which does not interfere with on-site parking and loading. (d) The drive-through shall allow adequate stacking and circulation so as to avoid impacts on adjacent property or public right-of-way. (e) The City may require additional necessary conditions to limit the impact of drive- through lanes on surrounding property, including but not limited to: limiting hours of operation, restricting drive-through lane orientation, limiting the volume of loudspeakers and ordering devises, and/or requiring additional landscaping, berming, or other means of screening. Subd. 7. Educational Facilities, including post secondary (a) Parking areas shall be no less than 200 feet from residential zoning districts. (b) Playgrounds and outdoor recreational areas shall be set back a minimum of 200 feet from residential property with adequate screening to protect neighboring properties from noise and adverse visual impacts. Additional conditions shall be required to minimize the impact of noise and lighting from outdoor recreational areas, and also to minimize the likelihood of the recreational activity spilling over onto adjacent property or right-of-ways. These conditions may include, but are not limited to: limiting hours of use, restricting the location of the court, and Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 20 of 25 requiring fencing, berming or vegetative screening. Subd. 8. Hospital (a) Shall be located on property which abuts an arterial roadway or abuts a collector roadway no more than 1,000 feet from an intersection with an arterial roadway. (b) Special traffic flow provisions must be developed for emergency vehicles. (c) All hazardous materials and medical waste must be stored inside the buildings and provisions for storage and disposal must be included in the plan. (d) A detailed rational plan must be developed for parking and access including access parking provisions for doctors, staff, short and long term public parking, pedestrian ways, decorative security lighting, informational signage, and metering or pay facilities if included. (e) No heliport shall be located within 1500 feet of a residential zoning district. Subd. 9. Hotel/Motel (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Shall be located on property which abuts an arterial roadway or abuts a collector roadway no more than 1,000 feet from an intersection with an arterial roadway; (c) Restaurant and convention / conference facilities shall be allowed as an accessory use, but shall be integrated to and within the principal hotel or motel building and shall occupy no more than 50 percent of the floor area of the building. Subd. 10. Indoor Recreational Uses (a) Entrances for public access, as well as other outdoor areas where patrons may congregate, shall be no less than 200 feet from residential districts. (b) Provisions for noise reduction shall be identified based on the type of use proposed. Subd. 11. Laboratories (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Equipment specifications shall be submitted. Vibration and noise reduction measures, and conditions related to building layout may be required by the city. Measures may be required regarding ventilation systems in order to prevent adverse effects of exhaust or emissions on adjoining property or tenant spaces. (c) Specific provisions shall be identified for property storage and disposal of fuels, chemicals, and any other hazardous materials. Subd. 12. Manufacturing or Assembly of light industrial products (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Equipment specifications shall be submitted. Vibration and noise reduction measures, and conditions related to building layout may be required by the city. Measures may be required regarding ventilation systems in order to prevent adverse effects of exhaust or emissions on adjoining property or tenant spaces. (c) Specific provisions shall be identified for property storage and disposal of fuels, chemicals, and any other hazardous materials. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 21 of 25 Subd. 13. Medical Offices, with inpatient services or operating from 9 p.m. to 7 a.m. (a) The structure containing the use, parking and loading areas shall be no less than 200 feet from residential districts. (b) All hazardous materials and medical waste must be stored inside the buildings and provisions for such storage and disposal must be included in the plan. Subd. 14. Motor Fuel Stations (a) Shall be located on property which abuts an arterial roadway or abuts a collector roadway no more than 1,000 feet from an intersection with an arterial roadway. (b) Fuel pumps and structures shall be no less than 200 feet from residential zoning districts. (c) No ingress or egress to the site shall be provided within 60 feet of the projected curb lines of intersecting streets. (d) Fuel pumps shall be installed at least 12 feet from required yard setbacks. (e) Stacking shall be provided at each fuel pump island which does not interfere with vehicle or pedestrian circulation. (f) Site drainage and stormwater facilities shall be designed to limit the potential impact of fuel spills and other hazardous materials. (g) Any protective canopy shall meet the required yard setbacks of the district, but in no case shall be located closer than 20 feet from a property line. The canopy structure shall be constructed using materials and architectural design which are compatible with the principal structure. Canopy lighting shall be recessed or fully shielded and shall meet the outdoor lighting requirements of this ordinance. (h) No sales, rental, repair, or maintenance of motor vehicles or trailers shall be permitted unless these uses are part of the conditional use permit approval and meet the requirements set forth herein for the specific use. (i) Additional screening may be required to limit the impact of headlights on adjacent property. Subd. 15. Outdoor dining and/or drinking areas (a) The outdoor space shall be at least 200 feet from any residential zoning district. (b) The area shall be directly adjacent to the principal structure, and be clearly delineated by fencing or decorative landscaping. (c) The area shall not interfere with fire safety access to the building. (d) Outdoor speakers and lighting shall be designed to limit impacts on adjacent property or right-of-way. (e) Pervious surfacing is encouraged, and if utilized, these areas shall not be considered as an impervious surface. Subd. 16. Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use (a) The display area shall be directly adjacent to a structure or under a permanent canopy. (b) The display area shall not exceed two percent of the area of the footprint of the principal building or 400 square feet, whichever is less. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 22 of 25 (c) Goods in the display area shall be organized and neatly stored. (d) The display area shall not occupy parking/loading or landscaping areas, and shall not interfere with fire safety access to the building. Subd. 17. Outdoor Storage (a) Outside storage shall not be permitted on parcels less than 3 acres in size. (b) The area of storage shall not exceed an area equal to 10 percent of the gross area of the lot or 20 percent of the footprint area of the principal structure, whichever is less. (c) The area of storage shall not be located within the front yard or a side yard adjacent to a right-of-way. (d) The area of outside storage shall be set back a minimum of 50 feet from all property lines, and a minimum of 100 feet from a residential zoning district (e) The area of storage shall be surfaced with a material approved by the city, and may not be gravel. (f) The area of storage shall be fully screened from neighboring properties and from the right-of-way. If a fence is used for screening, additional landscaping shall be required adjacent to the area of storage, which shall not be counted towards the landscaping requirements of the site. Similarly, if natural screening is utilized, these plantings shall not be counted towards landscaping requirements. Subd. 18. Parking Structures (a) The parking structure shall not exceed the height of the principal structure on the parcel. (b) The parking structure shall abide by the exterior building material requirements of the district and be consistent with the architectural design of the principal structure. (c) The parking structure shall not extend into required yard setbacks in the same way allowed for surface parking. (d) Additional landscaping and screening requirements may be required to reduce the visibility of the parking structure. Subd. 19. Physical Fitness Clubs and Dance Studios which are greater than 5,000 square feet in floor area or include outdoor activity areas in the Business district, or any Physical Fitness Club or Dance Studio in the Business Park district (a) Shall not be located within 200 feet of a residential zoning district. (b) Shall be located on property which abuts an arterial roadway or abuts a collector roadway no more than 1,000 feet from an intersection with an arterial roadway; (c) Conditions shall be required related to the outdoor area to minimize the impact of noise and lighting, and also to minimize the likelihood of the activity spilling over onto adjacent property or right-of-ways. These conditions may include, but are not limited to: limiting hours of use, restricting the location of the court, and requiring fencing or screening. (d) Outdoor activity areas shall not be located in the front yard or a side yard adjacent to a right-of-way, and shall abide by structure setback requirements. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 23 of 25 Subd. 20. Pawn Shops (a) Shall not be located within 200 feet of a residential zoning district. (b) Shall abide by relevant licensing requirements. Subd. 21. Retail and Service uses related to animals (a) Shall not be located on a property within 200 feet of a residential zoning district. (b) Sufficient space shall be required within the principal structure to accommodate all boarding and exercise activities, if applicable. The size and design of this space shall be appropriate for the planned use according to responsible animal care standards. The space shall be well maintained and animal waste shall be promptly collected, discarded, and the location disinfected. (c) Impervious, washable materials shall be required for floor finishes and wall finishes below a height of 24 inches in all areas where animals will commonly be located. Materials may include sealed concrete or masonry, ceramic tile, or others approved by the City. (d) The City may permit an outdoor area to be utilized by the animals for exercise and play subject to the following limitations: (i) The outdoor area shall be located a minimum of 500 feet from any residential zoning district. (ii) Sufficient space shall exist within the principal structure to fully accommodate the animals, including exercise activities, regardless of the potential for an outdoor area to be utilized by the animals. (iii) The outdoor area shall be enclosed within an opaque, sturdy fence of a height and design sufficient to keep the animals confined. The fence shall be designed to complement the principal structure and the City may require additional landscaping or other elements in order to avoid the appearance of a long, monotonous wall. The fenced area shall abide by the minimum yard setbacks required for structures. (iv) The City shall adopt limitations on the hours of use of the outdoor area based on the following, as well as other relevant, factors: potential impacts to neighboring properties; proposed use of the space; location and characteristics of the outdoor area. (v) The outdoor area shall be well maintained and animal waste shall be promptly collected and discarded. (vi) A noise mitigation plan shall be required and approved by the City which describes the specific measures which will be implemented to minimize the impact of the outdoor area on neighboring properties. The City may apply necessary conditions including but not limited to: size and location of outdoor area, number of animals permitted outdoors at one time, limitations on hours of use, and other factors. (e) The site and building plans shall be designed in a way to reduce noise and odors. This shall include floor plan layout, ventilation plans, and window and door locations. The City may require improvements to be installed to reduce the impact on neighboring properties or tenant spaces. (f) The site plan shall identify provisions for proper storage and disposal of hazardous materials, medical waste, deceased animals, and animal waste. Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 24 of 25 Subd. 22. Telecommunication Towers. Shall meet the requirements of Section 828.75 of the Medina City Code. Subd. 23. Temporary Outdoor Sales Events (a) Sales events shall not be conducted on a property for more than 60 days in a given calendar year, and shall not be permitted on a vacant lot. (b) Sales events shall not be permitted on public sidewalks or streets, or within public right-of-way, except if allowed subject to the City special event ordinance. (c) The sales area shall not exceed ten percent of the area of the footprint of the principal building or 3,000 square feet, whichever is less. (d) The sales area shall abide by the front, rear, and side yard setback requirements of the relevant zoning district and shall be located at least 200 feet from a residential zoning district. (e) The sales area shall not be permitted on an unpaved surface. (f) The sales area may be located within a parking lot provided: (1) The City determines that adequate parking will be provided for the needs of both the principal use and sales events. However, in no case shall more than ten percent of the parking spaces on the property be occupied by the sales events. (2) The City determines that adequate vehicular circulation, pedestrian circulation, and emergency vehicle access are maintained. (g) Sales shall only be conducted by the owner or a leaseholder of a property, unless a transient merchant license is obtained from the City. (h) No outdoor speakers or music shall be allowed. (i) Temporary signage for the event shall be regulated by the City sign ordinance. (j) Prior to operating a sales event, the applicant shall submit to the zoning administrator a site plan showing sales area, parking area, and emergency access. Additionally, the applicant shall submit a schedule of operation and any additional information required by the zoning administrator in order to review compliance with the requirements of this ordinance. The zoning administrator may require any necessary conditions to the use to ensure compliance with this ordinance and to promote public safety, or may deny an application which does not abide by the conditions or otherwise violates this ordinance. The applicant may appeal a decision of the zoning administrator to the city council. The applicant shall be responsible for costs accrued with review of the application and any appeal, as described by city fee schedule. Subd. 24. Warehousing, Wholesaling, and Distributors in the Business Park zoning district (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Shall be located on property which abuts an arterial roadway or abuts a collector roadway no more than 1,000 feet from an intersection with an arterial roadway. (c) Conditions may be required by the city to minimize adverse impacts of the noise of truck circulation on nearby residential property, including but not limited to: Medina City Code 832. Zoning – Business Park and Business Districts 832. Zoning – Business Park and Business Districts Page 25 of 25 limitations on loading dock orientation and additional screening/landscaping requirements. Subd. 25. Wind Energy Conversion Systems (WECS) – shall meet the requirements set forth in Section 828.09.1 of this code. Amendment History of this Section Adopted February 20, 2001 (Ord. 325). Amended February 17, 2004 (Ord. 363). Added Subsection 825.04.1 regarding interim use in BPD. Amended August 2, 2006 (Ord. 410). Deleted clause (v) of subd. 1 of subsection 832.07 regarding signs. Amended November 17, 2009 (Ord. 471). Extensive changes to Business Park Zoning District and created new Business Zoning District. Amended March 15, 2011 (Ord. 501). Amended section 832.2.03 and 832.3.09 regarding retail and service uses related to animals. Amended March 20, 2012 (Ord. 525). Amended section 832.2.09, Subd. 23 regarding temporary outdoor sales events. Amended November 7, 2012 (Ord. 539). Amended sections 832.1.03, 832.1.04, 832.2.03, 832.2.04, 832.3.09 regarding regulations of Wind Energy Conversion Systems, Solar Equipment, and Geothermal Systems. Amended February 3, 2015 (Ord. 575). Amended sections 832.1.02 and 832.2.02 changing similar uses to independent living facilities associated with such uses. Amended February 17, 2015 (Ord. 576). Amending Sections 832.1.04, 832.2.03 and 832.2.04 regarding solar equipment. Amended January 16, 2018 (Ord. 628). Amended Sections 832.1.04, 832.2.04 regarding the keeping of honey bees. Amended July 7, 2020 (Ord. 658). Amended Section 832.3.02 regarding building materials and design. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 1 of 36 CHAPTER 8 LAND AND BUILDING REGULATIONS SECTION 842.1 MIXED USE (MU) DISTRICT – GENERAL REGULATIONS Section 842.1.01 Mixed Use (MU) – Purpose. The purpose of the Mixed Use District is to integrate a mix of uses to promote housing and commercial diversity. The Mixed Use District will serve, in most cases, as a transitional district between more intense highway-oriented development and less intense rural or low-density residential uses. The intent of the Mixed Use District is to permit flexibility in the use of land, while maintaining a set of development standards and expectations that will allow property owners to design development projects that respond both to market needs and City development goals. The transitional aspect of development in the Mixed Use District will require that projects are designed with a special focus on mitigating any negative impacts on existing and future development in the area. New development proposals will be evaluated for their consistency with this goal and may be required to be amended, or may be rejected, when found to be inconsistent. New developments in the Mixed Use District shall be consistent with the following objectives: (1) This District shall consist of creative and thoughtful residential and commercial development that preserves open space and natural features. (2) Residential density shall average between 3.5 units per acre and 6.99 units per acre over a minimum of half of the developable area. (3) Residential development shall complement existing development in surrounding residential neighborhoods. (4) Developments shall incorporate creative design and buffering techniques to ensure smooth transitions between different types of development or different intensities of uses. (5) Where appropriate, developments shall be easily accessible to pedestrians, bicyclists and transit users. (6) Development shall include high quality and attractive building materials and architectural design as well as extensive landscaping in order to limit impacts on surrounding land uses, and shall be integrated and coordinated in a way to most efficiently utilize site improvements and to protect the natural environment. (7) Development in the MU District shall demonstrate consistency with the goals, policies, and other elements of the Comprehensive Plan. (8) Development shall be designed to be served with public utilities, streets and other infrastructure without separate City investments, including the necessary extension of such infrastructure to connect with surrounding existing and/or future development. Section 842.1.02 (MU) Design and Development Standards. Subd. 1. General Standards (1) Minimum Residential Density: 3.5 dwelling units per net acre. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 2 of 36 (2) Minimum Land Area to be devoted to residential uses shall be 50 percent of net developable land. (3) Maximum Density: 6.99 dwelling units per acre (see density incentives). (4) Required residential density shall be calculated using the total number of units and the total land area devoted to residential uses in the Stage I Plan. (5) Where feasible, residential areas shall consist of more than one dwelling unit style, e.g. single family detached dwellings, two-family dwellings, attached townhouses, or multiple family dwellings. (6) Areas abutting and within 300 linear feet of Trunk Highway 55, County Road 19 or Willow Drive shall be utilized for commercial land uses. (7) Areas within 100 feet of property designated in the Comprehensive Plan for rural residential or low density residential development, shall be comprised of only single family detached or two family attached dwellings. (8) If the two standards in (6) and (7) above conflict, standard (6) shall have precedence. Subd. 2. Standards for Residential Development. In addition to the general standards above, the buffer yard requirements of this section, and review and approval requirements of this section, residential development within the MU District shall meet the requirements of Section 842.2 and other applicable provisions of the City Code. Subd. 3. Standards for Commercial Development. In addition to the general standards above, the buffer yard requirements of this section, and review and approval requirements of this section, commercial development within the MU District shall meet the requirements of Section 842.3 and other applicable provisions of the City Code. Section 842.1.03 (MU) Buffer Yards Requirements Subd. 1. Generally. A buffer yard is a combination of distance, plantings, berms, and/or fencing. The purpose of a buffer yard is to reduce the negative impacts that may result when land uses of different intensities abut each other or when residential uses abut primary roadways. Subd. 2. Buffer yards required. A buffer yard shall be required in the following situations: (a) Adjacent to less intensive land use. A buffer yard shall be required when a developing property is adjacent to or across a street from property of a less intensive land use, as summarized by the following table. (b) Adjacent to Collector or Arterial Roadways. A buffer yard shall be required along collector and arterial roadways if the property on the opposite side of the roadway is of the same or a more intensive land use, as summarized by the following table. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 3 of 36 Required Bufferyard Opacity Type of Mixed Use Development Single Family Two Family Townhomes & Multiple Family Commercial La n d U s e o f P r o p e r t y Ad j a c e n t t o P r o p o s e d De v e l o p m e n t ** Single Family 0.1* 0.2 0.3 0.4 Two Family 0.1* 0.1* 0.2 0.3 Townhomes and Multiple Family 0.1* 0.1* 0.2 0.3 Commercial, Uptown Hamel, General Business, and Industrial 0.1* 0.1* 0.1* 0.1* NOTES: * Buffer yard only required if the proposed development is adjacent to a collector or arterial roadway with the noted adjacent land use across the street. ** If a specific land use is not listed, or if the adjacent property is a PUD, the City shall determine the most similar district to determine the required buffer yard. Subd. 3. The required buffer yard may be achieved through a combination of distance, plantings, berming and/or fences. The following combinations, or an alternative approved by the city, may be utilized: Potential Combinations to Achieve Bufferyard Opacity Opacity Minimum Buffer Yard Width Minimum # of Buffer Yard Planting Points per 100 linear feet Minimum Required Berm or Fence 0.1 10' 38 Minimum 4' wood rail fence 10' 91 None Required 15' 80 None Required 20' 73 None Required 25' 68 None Required 30' 65 None Required 35' 62 None Required Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 4 of 36 0.2 10' 84 Minimum 44" picket fence 15' 133 Minimum 4' wood rail fence 15' 198 None Required 20' 173 None Required 25' 158 None Required 30' 149 None Required 35' 140 None Required 35' 10 Minimum 4' berm 40' 135 None Required 0.3 15' 198 Minimum 44" picket fence 20' 320 None Required 20' 240 Minimum 4' wood rail fence 25' 276 None Required 30' 252 None Required 35' 235 None Required 35' 104 Minimum 4' berm 40' 223 None Required 40' 44 Minimum 5' berm 45' 215 None Required 50' 209 None Required 0.4 20' 330 Minimum 44" picket fence 25' 440 None Required 25' 362 Minimum 4' wood rail fence 30' 385 None Required 35' 349 None Required 35' 208 Minimum 4' berm 40' 327 None Required 40' 148 Minimum 5' berm 45' 310 None Required 50' 299 None Required 50' 56 Minimum 6' berm Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 5 of 36 0.5 30' 564 None Required 30' 405 Minimum 44" picket fence 30' 492 Minimum 4' wood rail fence 35' 499 None Required 35' 319 Minimum 4' berm 40' 454 None Required 40' 261 Minimum 5' berm 45' 422 None Required 50' 405 None Required 50' 160 Minimum 6' berm 55' 388 None Required 60' 374 None Required Subd. 4. Determination of Buffer Yard Planting Points. Planting requirements for the various buffer yard options are calculated in terms of points. Points are calculated based on typical growth rates, mature height, and whether a plant is deciduous or coniferous. The city shall grant additional points, not to exceed a 50 percent increase, for plants which exceed the minimum permitted installation size below. Buffer Yard Planting Points Plant Category Buffer Yard Planting Points per Plant Minimum Permitted Installation Size Overstory deciduous tree 50 2.5" caliper Understory deciduous tree 15 1.5” caliper Tall evergreen tree 50 6' tall Medium evergreen tree 20 4' tall Low evergreen tree 12 3' tall Tall deciduous shrub 5 36" tall Medium deciduous shrub 3 24" tall Low deciduous shrub 1 18" tall Medium evergreen shrub 5 18" tall/wide Low evergreen shrub 3 12" tall/wide Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 6 of 36 Subd. 5. Types of planting. Plants shall be suitable for the soil and site conditions and complement others in the area. (a) Plants shall meet the size requirements described in the table above at the time of planting. (b) Unless otherwise approved by the city, plants shall be consistent with the Minnesota Department of Natural Resources’ “Field Guide to the Native Plant Communities of Minnesota, the Eastern Broadleaf Forest Province.” (c) No more than 25 percent of plants shall be from one species. (e) Plants shall be selected and placed in a way which most effectively provides a buffer, as approved by the city. Species with known vulnerability to disease or infestation shall not be permitted. The landscaping plan shall consider factors such as survivability of plantings, surrounding topography, and interaction with berms/fences. Subd. 6. Credit for existing vegetation. The city shall grant credit for existing vegetation that is preserved within an area where a buffer yard is required. Credit shall be based on Subd. 5 above, including the additional points for larger plantings. Subd. 7. Berms and Fences. When berms or fences are combined with plant materials in a buffer yard, at least half of the plantings shall be located towards the exterior of the subject property, in relation to the location of the fence or berm. If an earth berm is proposed, the berm shall be undulating in order to give a natural appearance. Subd. 8. Buffer yard location. Buffer yards, when required, shall be located adjacent to the outer perimeter of a development site. (a) Buffer yards may be located within required yard setbacks, but a principal structure shall be set back a minimum of 10 feet and an accessory structure a minimum of five feet from the buffer yard. (b) In the case a wetland interferes with the lineal continuation of a buffer yard, alternative means may be required by the city to reduce the impact of the development upon adjacent property. Subd. 9. Recorded document required. A document, in a form provided by the city, shall be recorded against the property over which a buffer yard lies. This document shall include, at a minimum, the location of the buffer yard, the restrictions on the use of this property, and the maintenance responsibility for the landscaping and improvements. Subd. 10. Use of buffer yards. Buffer yards shall be left in a predominantly undeveloped state. Passive recreation and pedestrian, bicycle, or equestrian paths may be allowed, so long as the required plantings are provided. No sports courts, swimming pools, storage or other similar use shall be allowed. Paving shall be limited to areas necessary to provide access to the subject property. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 7 of 36 Section 842.1.04 (MU) Development Review and Approval Process. Subd. 1. Process. All development in the MU District shall follow the process outlined in this section. No development in the MU District shall be permitted prior to the completion of all stages of review, nor without the submission of all required documents, including any additional documents that may be required by the City in the review of the proposed MU development. At any Stage under this Section the City shall have the discretion to consider the following actions: (a) Approve a mixed use development as submitted; (b) Approve a mixed use development subject to conditions specifying changes to the submitted proposal; or (c) Deny any proposed mixed use development if it is found that the proposed development does not meet the objectives of this District or of the Comprehensive Plan, or of any of the standards and requirements herein. Subd. 2. A Mixed Use Development will require approval of the following documents: (a) A Stage I Plan which identifies the parcels proposed to be subject to the mixed use development plan, proposed land uses, general site plan layout, phasing, and other general elements of the project. (b) A Stage II Plan which identifies the development details of the current phase(s) of the project, along with a Preliminary Plat that identifies lot sizes, Outlot dimensions and future land uses, and all areas to be dedicated to the public, consistent with the City’s Subdivision regulations. (c) A Stage III Plan which establishes a recordable set of documents regulating the near-term development of the current phase of the project, as well as establishing the longer-term development of future phases. Subd. 3. Each of the three Stages of approval in the MU District shall be considered a separate land use application, and shall be submitted with an accompanying City application form and applicable fees. Subd. 4. Stage I Plan. (a) The Stage I Plan establishes the general layout of land uses and densities of development in the MU District. The Stage I Plan further identifies the limits of the MU development, for purposes of identifying residential unit counts, acreages devoted to various land uses, and overall compliance with Comprehensive Plan objectives. More than one parcel may be included in an individual Stage I Plan for a mixed use development. (b) The Stage I Plan shall be recorded against all parcels in the mixed use development, including the current phase of development and all future phases. The purpose of the Stage I Plan is to provide notice to future owners and developers, as well as City officials, of the land use and development expectations for future phases of the mixed use development. An approved Stage I Plan shall not require revision, and may serve as the basis for Stage II plans for any parcel in the mixed use development. The Stage I Plan DOES NOT confer any development rights – such rights are established only upon approval of a qualifying Stage II Plan and associated Preliminary Plat, or at Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 8 of 36 another time as may be required by Minnesota law or agreed to between developer and City. The approved Stage I Plan may be amended pursuant to a new application process under this section. Subd. 5. Stage I Plan submission requirements. The submission requirements for Stage I Plan approval shall include: (a) Narrative description of the mixed use project, including how the project fulfills the purposes of the MU District. (b) Identification of required minimum dwelling unit count for parcel in question based on Zoning Ordinance and Comprehensive Plan documents governing land use on the subject property or properties. (c) Identification of minimum required land area to be devoted for residential uses based on Zoning Ordinance and Comprehensive Plan documents governing land use on the subject property or properties. (d) Submission of a proposed Stage I Plan providing the following information: (i) Documentation of property ownership, interest in title, or authorization from owner(s) of all parcels to make application on their behalf. (ii) General site analysis identifying developable land including locations of commercial and residential land uses, sensitive environmental areas, significant view sheds and other important features. (iii) Demonstration that required residential densities can be achieved. (iv) Identification of important utility and other infrastructure connections and issues. (v) Connectivity of the site to surrounding land uses, potential pedestrian/bicycle connections, and other external land use relationships. (vi) General traffic circulation plan, including a designation of proposed public and private streets. Said plan shall demonstrate connections to the area transportation network, or logical extensions of the future street network demonstrating consistency with the City’s Transportation Plan. Said plan shall further demonstrate how traffic circulation through the area will avoid conflicts between commercial and residential traffic. (vii) For all business and/or commercial areas, a sketch plan illustrating the proposed layout of commercial buildings and related improvements; alternatively, where business or commercial areas are not proposed to be developed immediately, the applicant may submit an estimate of the commercial development capacity of the property in square feet of commercial building space. (viii) For all residential areas, a sketch plan illustrating the preliminary proposed building layout, unit style, street jurisdiction, lot layout, environmental conservation areas, public or private open space, public or private recreation space, and other elements of the plan. (ix) For each of the parcels in the mixed use development, a statement identifying the minimum and maximum development capacity, by land use category, for future phases of the project. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 9 of 36 Subd. 6. Stage I Plan approval process. The process for approval of a Stage I Plan shall be the same as that required for a Conditional Use Permit under Section 825.43, Subd. 2 – Subd. 5 of the Medina City Code. Subd. 7. Stage II Plan. (a) Upon approval of a Stage I Plan, an applicant may proceed to Stage II Plan approval. The purpose of the Stage II Plan is to establish the development details for the phase of the mixed use development covered by the Stage II Plan. (b) A Stage II approval may be sought for any of all of the individual parcels in the proposed mixed use development, as identified in the phasing plan incorporated in the Stage I Plan approval. (c) A separate Stage II Plan approval shall be required for each phase of the mixed use development. If desired, an applicant may combine phases and proceed to Stage II Plan approval for several phases concurrently. Subd. 8. Stage II Plan submission requirements. The submission requirements for Stage II Plan approval shall include: (a) A copy of the approved Stage I Plan relating to development on the mixed use parcel in question. (b) Proposed Preliminary Plat, including each of the documents required by Section 820 (Subdivision Regulations) of the Medina City Code. (i) A proposed development in the MU District shall not be eligible for the exceptions otherwise provided for in that Section. (ii) The Zoning Administrator may waive certain irregularities in the required process to permit coordination of the Plat approval process with the development approval process requirements of the MU District. (c) All submission requirements for Site Plan Review as specified in Section 825.55 of the Medina City Code. Subd. 9. Stage II Plan Approval Process. The process for approval of a Stage II Plan shall be the same as that required for a Conditional Use Permit under Section 825.43, Subd. 2 – Subd. 5 of the Medina City Code. Subd. 10. Stage III Plan. (a) Upon approval of a Stage II Plan, an applicant may proceed to Stage III Plan approval. A separate Stage III Plan approval shall be required for each phase of the mixed use development. If desired, an applicant may combine phases and proceed to Stage III Plan approval for several phases concurrently. (b) An applicant shall have six months from the date of Stage II approval to submit Stage III plans. (c) An applicant may request an extension for the submission of such request, approval of which is entirely at the discretion of the City Council. (d) If no Stage III application or extension request is submitted within the required six month period, the Stage II Plan approval(s) shall be considered void. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 10 of 36 Subd. 11. Stage III Plan submission requirements. The submission requirements for Stage III Plan approval shall include: (a) Final plans for all approved Stage II development documents, revised per City Council conditions and findings. (b) Development Agreement for execution, in a form as approved by the City Attorney, including the approved Stage I Plan as an exhibit. (i) The Stage I Plan shall be recorded against all parcels subject to the mixed use development application. (ii) The City may require the Development Agreement to be recorded against any or all parcels, at its discretion. Subd. 12. Stage III Plan Approval. (a) Approval of a Stage III Plan shall be by written certification of the the Zoning Administrator, upon a finding that the submitted documents conform to the requirements and approvals of the City Council. (b) The Zoning Administrator shall cause the documents to be signed as necessary, filed and/or recorded in accordance with this Ordinance and Minnesota law. (c) No building permit shall be granted for any structure within the MU District until the appropriate documents are so certified. (d) Other activities within the mixed use development shall proceed only in accordance with City requirements, including all necessary permit approvals, posting of acceptable financial and other securities, and any other applicable regulation. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 11 of 36 SECTION 842.2 MIXED USE (MU) DISTRICT – RESIDENTIAL DEVELOPMENT Section 842.2.01 (MU) Residential Permitted Uses. (1) Single Family Detached Dwellings (2) Two Family Dwellings (3) Townhouse Dwellings, provided no structure contains more than six dwelling units (4) Multiple Family Structures, provided that: (a) No structure shall contain more than 16 units; and (b) A development with one or more structures containing more than eight dwelling units shall install a buffer yard with an opacity at least 0.1 greater than the Multiple Family Residential requirement as described by Section 842.1.03 (5) Day Care Facilities serving 12 or fewer persons or group family day care facilities serving 14 or fewer persons, provided: the facility is state licensed as required by law; no more than one person not residing at the property is employed by the facility; and that provisions are made so that the drop-off and pick-up of clientele does not impact neighboring property or right-of-way (6) State Licensed Residential Facilities or housing with services establishment registered under Chapter 144D serving six or fewer persons provided that they are located in a single family residential area (7) Parks and Open Space (8) Essential Services Section 842.2.02 (MU) Residential Conditional Uses. The following shall be permitted residential uses, subject to conditional use permit approval, the specific requirements established in Section 842.2.07, and other applicable provisions of the city code: (1) Day Care Facilities serving 13 to 16 persons (2) State Licensed Residential Facility serving 7 to 16 persons (3) Assisted Living Facilities and Nursing Homes (4) Multiple Family buildings with more than 16 units Section 842.2.03 (MU) Residential Accessory Uses. (1) Garages or detached private structures, except no such structure shall contain components to constitute a separate complete dwelling unit (2) Off-street parking (3) Private swimming pools and sport courts (4) Home occupations (5) Signs, subject to the requirements of the sign ordinance (6) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1 of the City Code. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 12 of 36 Section 842.2.04 (MU) Single Family and Two Family Residential Lot Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Density of Development: Development or redevelopment shall be consistent with the density requirements of the Comprehensive Plan. Subd. 2. Minimum Lot Size (Single Family Detached): 8,000 square feet Subd. 3. Minimum Lot Size (Two Family Dwelling): 5,000 square feet per unit Subd. 4. Minimum Lot Width (Single Family Detached): 60 feet. The minimum lot width shall be increased to 90 feet for lots with a side yard adjacent to a collector or arterial roadway. Subd. 5. Minimum Lot Width (Two Family Dwelling): 50 feet per unit. The minimum lot width shall be increased to 80 feet for a unit with a side yard adjacent to a collector or arterial roadway. Subd. 6. Minimum Lot Depth: 90 feet Subd. 7. Minimum Front Yard Setback: 25 feet, except as follows: (a) Additional setback for garage doors facing streets: Garage doors which face a street shall be set back a minimum of 30 feet. (b) Reduced setback for side-load garage: The front yard setback may be reduced to 20 feet if garage doors do not face the street and if garage walls facing the street include a window or architectural elements to give the appearance of living space. Subd. 8. Minimum Rear Yard Setback: 25 feet. The rear yard setback may be reduced to 15 feet if abutting an open space or common area. Subd. 9. Minimum Interior Side Yard Setback (Single Family Detached): (a) The combined total of both side yards shall be a minimum of 15 feet (b) Neither side yard shall be less than 5 feet (c) One of the side yards shall be 10 feet or greater Subd. 10. Minimum Interior Side Yard Setback (Two Family Dwelling): 10 feet, except the side yard setback shall be reduced to zero for the common wall between two dwelling units. Subd. 11. Street Setbacks: A required yard setback adjacent to a public or private street shall be increased based on the classification of the street in the Comprehensive Plan as follows: (a) Local Roadway or Private Street: 25 feet, except as follows: (i) Additional setback for garage doors facing streets: Garage doors which face a street shall be set back a minimum of 30 feet. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 13 of 36 (ii) Reduced setback for side-load garage: The front yard setback may be reduced to 20 feet if garage doors do not face the street and if garage walls facing the street include a window or architectural elements to give the appearance of living space. (b) Minor Collector Roadway: 35 feet (c) Major Collector or Arterial Roadway: 50 feet Subd. 12. Maximum Impervious Surface Coverage: 50 percent of the total lot area. Impervious surface coverage may exceed this amount if stormwater management practices are implemented on the lot which, according to the City Engineer, reduce runoff below that which would occur if abiding by the maximum impervious surface regulation. However, in no case shall impervious surface coverage exceed 60 percent of the lot area remaining after wetlands and stormwater ponds have been excluded. Section 842.2.05 (MU) Multiple Family Residential Lot Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code. Many of these standards may be applied across a coordinated development so that individual lots may not meet all requirements (lot area and impervious surface coverage, for example) but the development as a whole is consistent with the standards. In these situations, the city shall require documentation which describes the property which is subject to the coordinated development. Subd. 1. Density of Development: Development or redevelopment shall be consistent with the density requirements of the Comprehensive Plan. Subd. 2. Minimum Net Area per Unit: 8,750 square feet per unit Subd. 3. Maximum Net Area per Unit: 12,500 square feet per unit Subd. 4. Requirements for Maximum Density: Certain design and construction features serve to reduce the real and perceived impacts of crowding prevalent in multiple- residential dwelling units and building complexes or to meet other City objectives. Additional density of 5 to 7 units per acre shall be allowed provided that the density is consistent with the Comprehensive Plan and the overall density average of the subject site does not exceed 7 units per acre. (a) Affordable Housing (max. bonus = 1.5 unit/acre). The density bonus shall be based on the proportion of units which will be preserved as affordable housing and the nature of the restriction utilized to maintain affordability. (b) LEED Certification or similar (max. bonus = 1.0 unit/acre). The density bonus shall be based upon the level of certification, with the full bonus available for the highest level of certification. (c) Low impact development (max. bonus = 1.0 unit/acre). The density bonus shall be based on the water quality improvements above those required by the city. (d) Underground Parking (max. bonus = 1.0 unit/acre). The density bonus shall be based upon the number of parking stalls provided, with the full bonus available if at least one underground space is provided per dwelling unit. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 14 of 36 (e) Oversized garages or lockable storage units (max. bonus = 0.25 unit/acre). Additional storage must be at least 40 square feet for townhomes or 25 square feet for other uses. (f) Common open space and shared recreational facilities (max. bonus = 0.25 unit/acre). Subd. 5. Minimum Setback from Perimeter of Site: 20 feet, except as modified below. This setback shall apply to structures, parking, and recreational areas. (a) Increase adjacent to less intensive land use. The setback adjacent to or across a street from property of a less intensive land use shall be increased to 40 feet. (b) Increase for required buffer yard. The required setback shall be increased when necessary to abide by buffer yard requirements. Subd. 6. Street Setbacks: The following yard setback shall be required adjacent to public or private streets. Structures, parking areas, and active recreational areas shall not be located within this setback area. The required yard setback shall be based on the classification of the street in the Comprehensive Plan as follows: (a) Private Street: 25 feet, except as follows: (i) Parking areas and recreational areas shall be exempt from this requirement. (ii) Reduction of setback for side- or rear-load garage: The front yard setback may be reduced to 15 feet if garage doors do not face the street and if garage walls facing the street include a window or architectural elements to give the appearance of living space. (b) Local Roadway: 40 feet (c) Collector or Arterial Roadway: 50 feet Subd. 7. Minimum Setbacks between buildings within a development: 30 feet Subd. 8. Maximum Impervious Surface: 50 percent of the total lot area. Impervious surface coverage may exceed this amount if stormwater management practices are implemented which, according to the City Engineer, exceed stormwater retention and treatment regulations. However, in no case shall impervious surface coverage exceed 65 percent of the lot area remaining after wetlands and stormwater ponds have been excluded. Section 842.2.06 (MU) Residential Design and Development Standards. Subd. 1. Maximum Building Height. All buildings shall meet the following requirements: (a) Building height shall not exceed 32 feet, but the maximum building height shall be increased to 35 feet if the structure is equipped with a compliant fire sprinkler or if interior side yard setbacks are increased by 50 percent. (b) No building shall exceed two and one-half stories in height, with a limitation of two stories facing a street. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 15 of 36 (c) Maximum distance from ground to eave. In no case shall the vertical distance from the lowest ground level (at the footprint of the building and eight feet out) to the eave be greater than 30 feet. Subd. 2. Building Materials. (a) All exterior building materials shall be durable and consistent with relevant codes, regulations and other industry standards. (b) Townhome Units. No less than 20 percent of any façade facing a public or private street shall be an accent material. (c) Multiple Family Units. No less than 20 percent of any façade facing a public or private street shall be an accent material. These materials may include shakes, brick, stone, face brick, decorative concrete, or others approved by the City. No less than 50 percent of the vertical exterior building materials shall be non- combustible material such as brick, face brick, decorative concrete or others approved by the City. Subd. 3. Garages. (a) Single Family and Two-Family Units. Each principal dwelling unit shall include garage space with a minimum capacity of two vehicles. (b) Townhomes shall include garage space with a minimum capacity of two vehicles. (c) Multiple family structures shall include a minimum of one enclosed or underground parking stall per dwelling unit. (d) All Units. In the case that garage doors occupy more than half of the horizontal building façade facing a street, architectural elements shall be provided to reduce the monotonous appearance of garage doors. These elements may include varying setback of garage doors, differentiating roof designs, constructing dormers, and installing garage doors with windows or other design elements Subd. 4. Utilities. (a) Utilities shall be placed underground. (b) Mechanical and HVAC equipment serving individual dwellings shall be screened, to the extent possible, from all public or private streets as well as from adjacent structures. (c) Equipment which serves more than one dwelling unit shall be screened as follows: (i) Rooftop Equipment. Equipment shall be screened through the use of architectural elements and materials which are compatible with the overall design of the building. Wood fencing or chain link fencing with slats shall not be permitted. (ii) Ground equipment. Equipment shall be screened with walls which are constructed of materials which are compatible with the building or with landscaping which is opaque during the entire year. Subd. 5. Building Modulation and Articulation (Townhomes and Multiple Family Units). Buildings shall be modulated a minimum of once per 50 feet of building Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 16 of 36 perimeter to avoid long, monotonous building walls. This may include varying building height, building setback, building orientation, roof pitch, roof design, or significant differences in building materials/design. Subd. 6. Trash and Recycling Facilities. (a) Trash and recycling bins for individual dwelling units shall be stored so not to be prominently visible from streets or neighboring units. (b) For all other uses, all trash and recycling shall be stored within the principal building, within an accessory structure, or within an enclosed outdoor area easily accessible from the principal structure. The accessory structure or enclosed area shall be constructed of similar materials and have the compatible architecture as the principal structure and shall abide by yard setback requirements. Section 842.2.07 (MU) Supplemental Requirements for Specific Residential Uses. Subd. 1. Day Care Facilities serving 16 or fewer persons (a) Shall abut an arterial roadway or abut a collector roadway no more than 1,500 feet from an intersection with an arterial roadway. (b) Shall not be operated within a townhome or multiple family structure (c) Parking requirements shall be based on the number of employees of the facility and the number of clients to be served. Circulation shall be sufficient so drop- off and pick-up of clientele does not interfere with the right-of-way. (d) Sufficient outdoor recreational areas shall be provided. (e) The facility shall meet licensing requirements as required by law. (f) The city council may require compliance with any other conditions, restrictions or limitations it deems to be reasonably necessary to protect the residential character of the surrounding area. Subd. 2. State Licensed Residential Facility or housing with services registered under chapter 144D, serving 16 or fewer persons (a) Shall not be operated within a townhome or multiple family structure. (b) Parking requirements shall be based on the number or residents at the facility as well as the number of employees. Parking for residents of the facility shall be enclosed or underground, consistent with the requirements of the zoning district. (c) The facility shall meet licensing requirements as required by law. (d) The city council may require compliance with any other conditions, restrictions or limitations it deems to be reasonably necessary to protect the residential character of the surrounding area. Subd. 3. Assisted Living Facilities and Nursing Homes (a) Shall abut a collector roadway. (b) Parking requirements shall be based on the number of employees of the facility, expected guest visitation and the likelihood of residents owning vehicles. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 17 of 36 Parking for residents of the facility shall be enclosed or underground, consistent with the requirements of the zoning district. (c) Sufficient outdoor plaza and recreational areas shall be provided. (d) Exterior building materials shall consist of the following materials: brick, natural stone, stucco, Exterior Insulation and Finish System or similar product, copper, glass, decorative concrete, split face (rock face) decorative block, and/or decorative pre-cast concrete panels. A maximum of 20 percent of the vertical building exterior may be metal or fiber cement lap siding or other materials approved by the city, if used as accent materials which are integrated into the overall building design. (e) The city council may require compliance with any other conditions, restrictions or limitations it deems to be reasonably necessary to protect the residential character of the surrounding area. Subd. 4. Multiple Family Buildings with More Than 16 Units (a) A development with one or more structures containing more than sixteen (16) dwelling units shall install a buffer yard with an opacity at least 0.1 greater than the Townhome & Multiple Family Land Uses requirement as described in Section 842.1.03, Subd. 2 of this Ordinance. (b) The architecture and building mass is consistent with other buildings in the neighborhood, or properly serves the objective of transition between lower and higher intensity uses as required by this Ordinance. (c) No more than 50 percent of the parking area serving the building consists of open surface parking. (d) Where applicable, such buildings shall provide amenities to be consistent with “bonus density” in Section 842.2.04 Subd. 5 of this Ordinance. Section 842.2.08 (MU) Residential Landscaping Requirements. Subd. 1. Single and Two Family Units. (a) Generally. Each lot shall be landscaped, except for areas occupied by buildings, driveways, walks, patios, recreational areas, wetlands, wetland buffers and woodlands. Landscaping shall include trees, shrubs, plantings and turf grass. Properly maintained prairie or natural vegetation may be utilized within buffer yards. Integrated stormwater management practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens, shall be considered landscaping and shall not be excluded from the gross acreage of the parcel when calculating impervious surface coverage. (b) Lawn Establishment. The entire lot and adjacent right-of-way to the edge of the street shall be landscaped and vegetation established prior to issuance of a certificate of occupancy for a new home. (i) Financial Guarantee Option. If vegetation is not established at the time of certificate of occupancy, the city may accept a financial guarantee and provide access to the property, as required by the City Council, it ensure that landscaping is completed within one year. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 18 of 36 (ii) Type of Ground Cover. Low maintenance and water conserving alternatives to traditional Kentucky bluegrass are encouraged and may be seeded. Otherwise, sod or hydro-seed application shall be required. (c) Front Yard Trees. A minimum of two overstory trees shall be required to be planted prior to issuance of a certificate of occupancy for each dwelling unit. Trees shall meet the following requirements: (i) Financial Guarantee Option. If the trees are not planted at the time of certificate of occupancy, the city may accept a financial guarantee, as established by the city council, to ensure that planting occurs within one year. (ii) Size. Deciduous trees shall not be less than two caliper inches measured four feet off ground, and coniferous trees shall not be less than six feet in height. (iii) Location. At least one of the trees shall be located within 15 feet of the front lot line. Trees shall be located in a way which does not interfere with utilities. (iv) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species, as listed within the tree preservation ordinance are required, unless otherwise necessary. Species with known vulnerability to disease or infestation shall not be permitted. The trees shall not be of a single species and, to the extent possible, should be differentiated across the neighborhood so that no more 25 percent are from one species. (v) Credit for Preserved Trees. The city may reduce the required number of overstory trees if existing trees are preserved in the front yard. In order to receive credit, the trees shall satisfy the requirements of the Tree Preservation Ordinance, Section 828.41. (d) Maintenance. The property owner shall be responsible to see that landscaping is maintained in an attractive and well-kept condition and to replace any landscaping that does not survive. Irrigation for landscaping and lawns shall be consistent with city water usage regulations. (e) Tree Preservation. Removal of significant trees and any construction activity within residential districts shall be subject to the requirements set forth by the City’s Tree Preservation Ordinance Section 828.41. Subd. 2. Single Family and Two Family Development Sites. (a) Generally. All areas within a development site shall be landscaped, except for areas occupied by streets, sidewalks, trails, buildings, driveways, walks, recreational areas, plaza space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs, plantings, and turf grass. Water conserving alternatives to traditional Kentucky-Bluegrass are encouraged. Properly maintained prairie and natural vegetation is encouraged within common open space and buffer yards. Species with known vulnerability to disease or infestation shall not be permitted. Integrated stormwater management practices, such as vegetative swales, vegetative filter strips, bioretention, and raingardens, shall be considered landscaping and shall be Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 19 of 36 included in the gross acreage of the parcel when calculating impervious surface coverage. (b) Maintenance. The developer shall be responsible for establishing a long-term maintenance plan to see that common space and buffer yard landscaping and fencing is maintained in an attractive and well-kept condition and to replace any landscaping that does not survive. Landscape irrigation, where necessary, shall be consistent with water usage regulations. (c) Landscaping Guarantee. The developer shall guarantee the growth and maintenance of all plants for a minimum of two growing seasons following an inspection of all completed plantings. (i) The developer shall submit a financial guarantee and provide access to the property, in forms acceptable to the city, prior to issuance of any building permit to ensure the planting and survival of the plantings. The developer may transfer financial guarantee responsibility to another willing entity. (ii) Any plant which does not survive or has severely declined (for example, 25% of the crown has died in the case of trees) shall be replaced, and the replacement will be guaranteed for an additional two growing seasons. After the additional growing seasons, any of the new plants which do not survive or have severely declined shall be replaced. After provisions have been made for maintenance of these new plants, the city shall release any remaining financial guarantee. (d) Tree Preservation. Removal of significant trees and any construction activity within residential districts shall be subject to the requirements set forth by the City’s Tree Preservation Ordinance Section 828.41. Subd. 3. Townhome and Multiple Family Development Sites. (a) Generally. All areas within a development site shall be landscaped, except for areas occupied by streets, sidewalks, trails, buildings, parking lots, driveways, walks, recreational areas, plaza space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs, plantings, and turf grass. Water conserving alternatives to traditional Kentucky-Bluegrass are encouraged. Properly maintained prairie or natural vegetation is encouraged within common open space and buffer yards. Species with known vulnerability to disease or infestation shall not be permitted. Integrated stormwater management practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens, shall be considered landscaping and shall be included in the gross acreage of the parcel when calculating impervious surface coverage. (b) Building Setting. At least 10 feet of landscaped area shall be provided adjacent to all buildings except for walks, driveways, and plaza/patio space. Walks within this landscaped area shall be limited to where practically necessary to serve access points of buildings. (c) Overstory Deciduous Shade Trees and Coniferous Trees. A minimum of one tree per 60 feet, or fraction thereof, of lot perimeter shall be required. Any lot Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 20 of 36 perimeter for which a buffer yard is required shall be excluded from this calculation. (i) Size. Deciduous trees shall not be less than two caliper inches measured four feet off ground, and coniferous trees shall not be less than five feet in height. (ii) Location. Tree location shall be approved by the city prior to planting. (iii) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species, as listed within the tree preservation ordinance are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. (iv) Credit for Preserved Trees. The city may reduce the required number of overstory trees if an applicant preserves more existing trees than required by the Tree Preservation Ordinance, Section 828.41. The city shall determine the amount of credit granted for such existing trees. (d) Ornamental Trees. A minimum of one tree per 120 feet, or fraction thereof, of lot perimeter shall be required. Any lot perimeter for which a buffer yard is required shall be excluded from this calculation. One tree per 150 feet shall be required if a water conserving alternative is utilized for the lawn or if bioretention or other low impact development practices are implemented. (i) Size. Trees shall not be less than one and one-half caliper inches measured four feet off ground. (ii) Location. Tree location shall be approved by the city prior to planting. (iii) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. (e) Understory Shrubs. In addition to trees, a full compliment of understory shrubs shall be provided to complete a quality landscape treatment of the lot. Shrubs shall be potted and a minimum of 24 inches. In no instances shall the number of shrubs be less than one per 40 feet, or fraction thereof, of lot perimeter. Any lot perimeter for which a buffer yard is required shall be excluded from this calculation. One shrub per 50 feet shall be required if a water conserving alternative is utilized for the lawn or if bioretention or other low impact development practices are implemented. (f) Parking Lot Landscaping. A minimum of eight percent of the total land area within parking areas shall be landscaped. Parking lots with fewer than 10 stalls shall be exempt from these requirements. (i) Landscaping at least 12 feet in width shall separate parking lots into cells of no more than 120 stalls. (ii) Landscaping shall break up rows of parking approximately every 20 spaces. (iii) Species selection shall be guided by soils conditions and plantings shall be designed in a way which increases the likelihood of long-term survival. (iv) Where practical, the landscaping areas shall be designed to receive stormwater runoff from the adjacent parking area. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 21 of 36 (g) Maintenance. The developer shall be responsible for establishing a long-term maintenance plan to see that common space and buffer yard landscaping and fencing is maintained in an attractive and well-kept condition and to replace any landscaping that does not survive. Landscape irrigation, where necessary, shall be consistent with water usage regulations. (h) Landscaping Guarantee. The developer shall guarantee the growth and maintenance of all plants for a minimum of two growing seasons following an inspection of all completed plantings. (i) The developer shall submit a financial guarantee and provide access to the property, in forms acceptable to the city, prior to issuance of any building permit to ensure the planting and survival of the plantings. The developer may transfer responsibility of financial guarantee to another willing entity. (ii) Any plant which does not survive or has severely declined (for example, 25% of the crown has died in the case of trees) shall be replaced, and the replacement will be guaranteed for an additional two growing seasons. After the additional growing seasons, any new plants which do not survive or have severely declined shall be replaced. After provisions have been made for maintenance of these new plants, the city shall release any remaining financial guarantee. (j) Tree Preservation. Removal of significant trees and any construction activity within residential districts shall be subject to the requirements set forth by the City’s Tree Preservation Ordinance Section 828.41. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 22 of 36 SECTION 842.3 MIXED USE (MU) DISTRICT – COMMERCIAL DEVELOPMENT Section 842.3.01 (MU) Commercial Permitted Uses. (1) Essential Services (2) Office Uses (3) Parks and Open Space (4) Public Services (5) Retail Uses, except the following uses are not permitted uses: pet stores, pawn shops, and adult establishments. (6) Service Uses and Services Delivered Off-Site, including but not limited to building/lawn contractors, electrical and other skills trades and pest control, except the following are not permitted uses: hospitals, veterinarian clinics, adult establishments and services related to automobiles. (7) Warehousing, Wholesaling, and Distributors not exceeding 10,000 square feet Section 842.3.02 (MU) Commercial Conditional Uses. The following shall be permitted commercial uses, subject to conditional use permit approval, the specific requirements established in Section 832.3.06, and other applicable provisions of the city code (1) Structures which exceed 50,000 square feet in floor area (2) Assembly or manufacturing of light industrial products, except not the following uses and processes: leather tanning; paper manufacturing; meat slaughtering or rendering; metal plating; Teflon coating or similar coatings requiring high temperatures; the use of heavy or other drop forges; the use of heavy or other hydraulic surges; or the use of any devices capable of detection at the property line. (3) Automobile, Marine, or Trailer Sales or Rental (4) Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops (5) Automobile Towing (6) Car Washes or Auto Detailing (7) Drive-through services (8) Hospitals (9) Indoor Recreational Uses, including but not limited to bowling alleys, dance halls, movie theaters, and live entertainment. (10) Retail and service uses which include the keeping of animals on-site such as pet stores, veterinarian clinics, animal day cares, animal boarding, commercial kennels and similar uses. (11) Warehousing, Wholesaling or Distributors more than 10,000 but less than 60,000 square feet in floor area. (12) Reserved (13) Motor fuel stations provided that the site has frontage along Highway 55 (14) Religious Institutions (15) Educational Facilities Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 23 of 36 (16) Places of assembly, conference halls, lodges, and similar uses (17) Vertical Mixed Use Developments Section 842.3.03 (MU) Commercial Accessory Uses. (1) Off-street parking and loading (2) Outdoor dining and/or drinking areas, subject to the requirements established in Section 842.3.05, Subd. 11. (3) Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use, subject to the requirements established in Section 842.3.05, Subd. 12. (4) Outdoor recreational sports courts, subject to a conditional use permit and the requirements established in Section 842.3.05, Subd. 13. (5) Outdoor storage, subject to a conditional use permit and the requirements established in Section 842.3.05, Subd. 15. (6) Signs, subject to the requirements of the sign ordinance (7) Temporary Outdoor Sales Events, subject to an administrative review of compliance with the requirements established in Section 842.3.05, Subd. 16. (8) Parking structures, subject to a conditional use permit and the requirements established in Section 842.3.05, Subd. 20. (9) Solar Equipment, if affixed to a structure, and in compliance with Section 828.09 subd. 1 of the City Code. Section 842.3.04 (MU) Commercial Lot Standards. The following standards shall be observed, subject to additional requirements, exceptions and modifications set forth in the city code: Subd. 1. Minimum Lot Size: One acre. The minimum lot size may be reduced to 0.5 acre if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. Subd. 2. Minimum Lot Width: 100 feet Subd. 3. Minimum Lot Depth: 120 feet Subd. 4. Minimum Front Yard Setback: 25 feet Subd. 5. Minimum Rear Yard Setback: 25 feet Subd. 6. Minimum Interior Side Yard Setback: 15 feet Subd. 7. Street Setbacks: A required yard setback adjacent to a public or private street shall be increased based on the classification of the street in the Comprehensive Plan as follows: (a) Local Roadway: 25 feet Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 24 of 36 (b) Minor Collector Roadway: 35 feet (c) Major Collector or Arterial Roadway: 50 feet Subd. 8. Residential Setback: A required yard setback adjacent to or across a street from a residential land use shall be increased to 50 feet. Subd. 9. Minimum Railroad Setback: A required yard setback adjacent to a railroad right- of- way may be reduced to zero, except as necessary for safety, fire access, or utility purposes. Subd. 10. Minimum Parking Setbacks: Parking stalls, parking aisles, and fire lanes may encroach within the required yard setbacks but shall be located the following distances from property lines: (a) Front Yard: 25 feet (b) Rear and Interior Side Yard: 10 feet, except to accommodate shared/joint parking across a common lot line. (c) Side Yard, if adjacent to street: 25 feet (d) Residential Land Use: 40 feet Subd. 11. Maximum Impervious Surface: Impervious surface coverage shall not exceed 75 percent of the entire lot. The maximum impervious surface coverage may be increased to 80 percent if the lot is part of an integrated development utilizing shared improvements such as parking and stormwater management, as approved by the City. However, in no case shall impervious surface coverage exceed 85 percent of the remaining lot area after wetlands and stormwater ponds have been excluded. Section 842.3.05 (MU) Commercial Design and Development Standards. Subd. 1. Building Size: Except for Vertical Mixed Use Developments, structures in excess of 50,000 square feet of floor area shall only be permitted subject to conditional use permit approval, the specific requirements established in Section 838.5.08, and other applicable provisions of the city code. Subd. 2. Maximum Building Height: Building height shall not exceed 35 feet. In the case that a structure is not equipped with a compliant fire sprinkler system, the maximum building height shall be 30 feet. Subd. 3. Outdoor Lighting: Unless otherwise specified herein, outdoor lighting shall abide by the requirements specified in the Outdoor Lighting Ordinance. (a) Lighting levels at property lines shall be limited to 0.5 foot-candle, except if adjacent to a residential land use, where lighting shall be limited to 0.0 foot- candle. (b) Parking lot and Walkway lighting fixtures shall utilize full cut-off luminaries with no more than 10 percent of light output above the horizontal plane through the light source. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 25 of 36 (c) Landscape and architectural lighting shall be aimed directly at the area of focus. Spill light shall be minimized through the use of narrow distribution luminaries and control devices such as louvers, refractors, barn doors, and glare shields. Subd. 4. Building Materials. All exterior building materials shall be durable and meet the following standards: (a) A minimum of 30 percent of the building exterior shall be brick, natural stone, stucco (not Exterior Insulation and Finish System or similar product), copper, or glass. (b) A maximum of 70 percent may be decorative concrete, split face (rock face) decorative block, and/or decorative pre-cast concrete panels. Decorative concrete shall be color impregnated in earth tones (rather than painted) and shall be patterned to create a high quality terrazzo, brick, stucco, or travertine appearance. (c) A maximum of 20 percent may be wood, metal (excluding copper), or fiber cement lap siding, if used as accent materials which are integrated into the overall building design. Subd. 5. Building Modulation. Buildings shall be designed to avoid long, monotonous building walls. Modulation may include varying building height, building setback, or building materials/design. Generally, a particular building elevation shall include a minimum of one element of modulation per 100 feet of horizontal length, or portion thereof. Alternative architectural or site elements and designs may also be approved by the city which achieve the purpose of reducing the visual impact of long building walls. Subd. 6. Building Fenestration and Transparency. Building elevations which face a public street shall include generous window coverage. Alternative architectural elements may be approved by the city when windows are not practical. Subd. 7. Multi-sided Architecture. Any rear or side building elevation which faces a public street or a residential land use shall include design and architectural elements of a quality generally associated with a front façade. The elevation(s) shall be compatible with the front building elevation. Additional signage shall be permitted for an elevation facing a public street or interior access drive, as regulated within the sign ordinance. Multi-sided architecture shall not be required in situations where the rear or side building elevation is fully screened from view from the adjacent street or residential property. Subd. 8. Utilities. All utilities shall be placed underground. To the extent possible, all utility equipment, meters and transformers shall be placed either inside of the building or within an outside mechanical court formed by walls. If not located within the building, these items shall be fully screened from view from adjacent property and streets through the use of opaque landscaping or walls constructed of materials which are compatible with the building. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 26 of 36 Subd. 9. Mechanical Equipment. All HVAC and other mechanical equipment shall be designed, located, and/or screened so they are not visible from adjacent property or public streets. (a) Rooftop Equipment. Equipment shall be screened through the use of architectural elements and materials which are compatible with the overall design of the building. Wood fencing or chain link fencing with slats shall not be permitted. (b) Ground Equipment. Equipment shall be screened with walls which are constructed of materials which are compatible with the building or with landscaping which is opaque during the entire year. Subd. 10. Trash and Recycling Facilities. All trash and material to be recycled shall be stored within the principal building, within an accessory structure, or within an enclosed outdoor area adjacent to the principal structure. The accessory structure or enclosed area shall be constructed of similar materials and have compatible architecture as the principal structure and shall abide by yard setback requirements. Subd. 11. Screening. In situations where screening is required by the zoning ordinance or as a term of a conditional use permit, the following standards shall be satisfied through the use of fences, walls, or vegetative screens. (a) Standards for vegetative screens. Vegetative screens shall consist of fully hardy plant materials, planted in a way to be at least 80 percent opaque year- round. The height of the screen shall be determined by the city, taking into account the characteristics of the object(s) or area being screened, but shall be of adequate size immediately upon planting. The plants within a vegetative screen shall be in addition to the general landscaping requirements of this section. (b) Standards for screening fences or walls. A screening fence or wall shall be constructed of attractive, finished materials such as masonry, brick or wood. Materials and design shall be compatible with the principal structure. The height of the fence or wall shall be determined by the city taking into account the characteristics of the object(s) or area being screened. (c) Maintenance. The property owner shall be responsible for ensuring that fences and walls are not in disrepair and that planting screens are maintained in a neat and healthful condition. Failure to do so shall be a violation of this ordinance and may be deemed a nuisance, subject to necessary enforcement procedures. (e) Berming. If an earth berm is proposed to supplement the screening, the berm shall be undulating in order to give a natural appearance. Subd. 12. Outside Storage of Service Vehicles. A limited number of vehicles utilized for the use permitted on a property may be stored within the required off-street parking area. One vehicle for every 10,000 square feet of building footprint, or portion thereof, shall be allowed. Vehicles shall be currently licensed, operable, less than 24 feet in length, and not more than 12,000 lbs. of gross vehicle weight. Additional Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 27 of 36 vehicles and larger vehicles than allowed above shall be parked inside of buildings, within a loading dock, or within an outside storage area as regulated herein. Subd. 13. Loading Docks. (a) Screened from Residential. No loading dock shall be visible, to the fullest extent possible, from any residential land use. Screening may be accomplished through one or more of the following: using buildings to screen, opaque landscaping, decorative walls, or decorative fencing. (b) Location. No loading dock shall encroach into the required setbacks for the front yard or a side yard adjacent to a street. Loading docks shall be located, and landscaping shall be utilized so as to minimize visibility from streets. Section 842.3.06 (MU) Supplemental Requirements for Specific Commercial Uses. Subd. 1. Structures which exceed 50,000 square feet of floor area. (a) The structure may only be utilized for a use which is permitted in the zoning district in which it is located. (b) Required Front, Rear, and Side Yard Setbacks shall be increased to 50 feet. (c) Structures and loading areas shall be no less than 100 feet from residential land uses. Parking shall be no less than 80 feet from residential land uses. (d) The city may require increased landscaping and screening to minimize the impact of intensive traffic within parking and loading areas. (e) The city may require additional landscaping, screening and architectural elements to minimize the impact of longer building facades. (f) A detailed traffic analysis may be required by the city to determine traffic control needs. Subd. 2. Assembly and Manufacturing of light industrial products (a) The structure containing the use shall be no less than 200 feet from residential land uses. (b) Equipment specifications shall be submitted. Vibration and noise reduction measures, and conditions related to building layout may be required by the city. Measures may be required regarding ventilation systems in order to prevent adverse effects of exhaust or emissions on adjoining property or tenant spaces. (c) Specific provisions shall be identified for property storage and disposal of fuels, chemicals, and any other hazardous materials. Subd. 3. Automobile, Marine, and Trailer Sales or Rental (a) Inventory shall be stored and displayed inside of a building or within an approved outdoor storage area, which shall meet the standards required herein. (b) No inoperative vehicles shall be stored on the premises, unless in the process of being repaired and are stored within a building. (c) On-site repair or maintenance of vehicles shall be subject to the conditions established for Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops above. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 28 of 36 (d) No test driving of vehicles shall be permitted on local residential streets. (e) All vehicle dealers shall be licensed by the state. Subd. 4. Automobile Repair, Oil Lubrication Service Shops, Auto Body Shops (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Vehicles parked outside awaiting service or pick-up shall be located in an area which is fully screened from neighboring properties and from the right-of-way. (c) No inoperative vehicles shall be stored on the premises, unless in the process of being repaired and are stored within a building. (d) All repair functions shall occur within an enclosed building. (e) No sales, storage, or display of automobiles shall be permitted unless a conditional use permit is granted for such a use. (f) Equipment specifications shall be submitted. Vibration and noise reduction measures may be required by the city. (g) Additional screening may be required to limit sight and noise impacts of service bays. (h) Adequate provision shall be made for proper inside storage of all new and used petroleum, chemical, liquid, and other products. (j) Towing operations shall be permitted as an accessory use, but only if allowed as part of the conditional use permit and if clearly subordinate to the principal use. The city may apply necessary conditions and limitation on this use. Subd. 5. Automobile Towing (a) Towed vehicles shall be stored inside of a building or within an approved outdoor storage area, as regulated herein. (b) No inoperative vehicles shall be stored on the premises, unless stored within a building. (c) No salvaging, crushing or recycling of vehicles shall be permitted. (d) Additional screening may be required adjacent to the area where vehicles are loaded into the building and/or approved outdoor storage area. Subd. 6. Car Washes or Auto Detailing (a) The structure containing the use shall be no less than 200 feet from residential districts. (b) Additional screening may be required to limit sight and noise impacts of service bays. (c) Equipment specifications shall be submitted. Noise reduction measures may be required by the city. (d) Adequate provisions shall be made for circulation and stacking. Stacking requirements shall be based on the specifications of the car wash and the amount of time required to wash a car. Subd. 7. Drive-through services (a) All parts of the drive-through lane(s) shall be no less than 200 feet from residential land uses. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 29 of 36 (b) Drive-through lanes shall not be permitted within required yard setback areas. (c) The site plan shall allow adequate pedestrian circulation, vehicle circulation, and vehicle stacking which does not interfere with on-site parking and loading. (d) The drive-through shall allow adequate stacking and circulation so as to avoid impacts on adjacent property or public right-of-way. (e) The City may require additional necessary conditions to limit the impact of drive-through lanes on surrounding property, including but not limited to: limiting hours of operation, restricting drive-through lane orientation, limiting the volume of loudspeakers and ordering devises, and/or requiring additional landscaping, berming, or other means of screening. Subd. 8. Hospitals (a) Hospital structure(s) shall not be located within 1,500 feet of a residential land use. Additionally, the primary vehicular access point to the hospital shall not be located within 1,500 feet of a residential land use. (b) Primary access shall be located on a road designated as a collector or arterial. (c) No heliport shall be located within 1,500 feet of a residential land use. (d) A traffic analysis shall be submitted which specifically takes emergency vehicle access into consideration. (e) A detailed plan shall be submitted for parking (long- and short-term), access, and pedestrian circulation based on the operation of the hospital facility. Subd. 9. Indoor Recreational Uses. (a) Entrances for public access, as well as other outdoor areas where patrons may congregate, shall be no less than 200 feet from residential districts. (b) Provisions for noise reduction shall be identified based on the type of use proposed. Subd. 10. Motor Fuel Stations (a) Fuel pumps and structures shall be no less than 200 feet from residential land uses. (b) No ingress or egress to the site shall be provided within 60 feet of the projected curblines of intersecting streets. (c) Fuel pumps shall be installed at least 12 feet from required yard setbacks. (d) Stacking shall be provided at each fuel pump island which does not interfere with vehicle or pedestrian circulation. (e) Site drainage and stormwater facilities shall be designed to limit the potential impact of fuel spills and other hazardous materials. (f) Any protective canopy shall meet the required yard setbacks of the district, but in no case shall be located closer than 20 feet from a property line. The canopy structure shall be constructed using materials and architectural design which are compatible with the principal structure. Canopy lighting shall be recessed or fully shielded and shall meet the outdoor lighting requirements of this ordinance. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 30 of 36 (g) No sales, rental, repair, or maintenance of motor vehicles or trailers shall be permitted unless these uses are part of the conditional use permit approval and meet the requirements set forth herein for the specific use. (h) Additional screening may be required to limit the impact of headlights on adjacent property. Subd. 11. Outdoor dining and/or drinking areas (a) The outdoor space shall be at least 200 feet from any residential land use. (b) The area shall be directly adjacent to the principal structure, and be clearly delineated by fencing or decorative landscaping. (c) The area shall not interfere with fire safety access to the building. (d) Outdoor speakers and lighting shall be designed to limit impacts on adjacent property or right-of-way. (e) Pervious surfacing is encouraged, and if utilized, these areas shall not be considered as an impervious surface. Subd. 12. Outdoor display of goods used in conjunction with and on the same site as the permitted use or conditional use (a) The display area shall be directly adjacent to a structure or under a permanent canopy. (b) The display area shall not exceed two percent of the area of the footprint of the principal building or 400 square feet, whichever is less. (c) Goods in the display area shall be organized and neatly stored. (d) The display area shall not occupy parking/loading or landscaping areas, and shall not interfere with fire safety access to the building. Subd. 13. Outdoor recreational sports courts (a) Conditions shall be required to minimize the impact of noise and lighting, and also to minimize the likelihood of the recreational activity spilling over onto adjacent property or right-of-ways. These conditions may include, but are not limited to: limiting hours of use, restricting the location of the court, and requiring fencing or screening. (b) The sport court shall not be located in the front yard or a side yard adjacent to a right-of-way, and shall abide by structure setback requirements. Subd. 14. Retail and Service Uses Related to Animals (a) Shall not be located within 200 feet of a residential land use. (b) Sufficient space shall be required within the principal structure to accommodate all boarding and exercise activities, if applicable. The size and design of this space shall be appropriate for the planned use according to responsible animal care standards. The space shall be well maintained and animal waste shall be promptly collected, discarded, and the location disinfected. No fenced outdoor area shall be permitted for exercise activities within the MU zoning district. (c) Impervious, washable materials shall be required for floor finishes and wall finishes below a height of 24 inches in all areas where animals will commonly Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 31 of 36 be located. Materials may include sealed concrete or masonry, ceramic tile, or others approved by the City. (d) The site and building plans shall be designed in a way to reduce noise. This shall include floor plan layout, ventilation plans, and window and door locations. The City may require improvements to be installed to reduce the impact on neighboring properties or tenant spaces. (e) The site plan shall identify provisions for proper storage and disposal of hazardous materials, medical waste, and animal waste. Subd. 15. Outdoor Storage of Materials and Inventory. (a) Outside storage shall not be permitted on parcels less than 3 acres in size. (b) The area of storage shall not exceed an area equal to 10 percent of the gross area of the lot or 20 percent of the footprint area of the principal structure, whichever is less. (c) The area of storage shall not be located within the front yard or a side yard adjacent to a right-of-way. (d) The area of outside storage shall be set back a minimum of 50 feet from all property lines, and a minimum of 100 feet from a residential land use (e) The area of storage shall be surfaced with a material approved by the city, and may not be gravel. (f) The area of storage shall be fully screened from neighboring properties and from the right-of-way. If a fence is used for screening, additional landscaping shall be required adjacent to the area of storage, which shall not be counted towards the landscaping requirements of the site. Similarly, if natural screening is utilized, these plantings shall not be counted towards landscaping requirements. Subd. 16. Temporary Outdoor Sales Events. (a) Sales events shall not be conducted on a property for more than 60 days in a given calendar year, and shall not be permitted on a vacant lot. (b) Sales events shall not be permitted on public sidewalks or streets, or within public right-of-way, except if allowed subject to the City special event ordinance. (c) The sales area shall not exceed ten percent of the area of the footprint of the principal building or 3,000 square feet, whichever is less. (d) The sales area shall abide by the front, rear, and side yard setback requirements of the relevant zoning district and shall be located at least 200 feet from a residential land use. (e) The sales area shall not be permitted on an unpaved surface. (f) The sales area may be located within a parking lot provided: (i) The City determines that adequate parking will be provided for the needs of both the principal use and sales events. However, in no case shall more than ten percent of the parking spaces on the property be occupied by the sales events. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 32 of 36 (ii) The City determines that adequate vehicular circulation, pedestrian circulation, and emergency vehicle access are maintained. (g) Sales shall only be conducted by the owner or a leaseholder of a property, unless a transient merchant license is obtained from the City. (h) No outdoor speakers or music shall be allowed. (i) Temporary signage for the event shall be regulated by the City sign ordinance. (j) Prior to operating a sales event, the applicant shall submit to the zoning administrator a site plan showing sales area, parking area, and emergency access. Additionally, the applicant shall submit a schedule of operation and any additional information required by the zoning administrator in order to review compliance with the requirements of this ordinance. The zoning administrator may require any necessary conditions to the use to ensure compliance with this ordinance and to promote public safety, or may deny an application which does not abide by the conditions or otherwise violates this ordinance. The applicant may appeal a decision of the zoning administrator to the city council. The applicant shall be responsible for costs accrued with review of the application and any appeal, as described by city fee schedule. Subd. 17. Religious Institutions, Places of Assembly, Conference Halls, Lodges, and Similar Uses. (a) The minimum lot size shall be increased to 4 acres. (b) The minimum lot width and depth shall be increased to 300 feet. (c) Shall abut an arterial roadway or abut a collector roadway no more than 1,500 feet from an intersection with an arterial roadway. (d) No exterior bells or loudspeakers. (e) Buffer yard requirements adjacent to or across a street from property of a less intensive land use or the same land use shall be increased to an opacity measurement of 0.5. Buffer yard requirements are described in Section 842.1.03. (f) Structures shall cover no more than 20 percent of the lot, and the maximum combined floor area of all structures on a property shall not exceed 40,000 square feet. (g) The building’s largest meeting space’s seating capacity shall not exceed 500 persons. (h) The number of persons on-site at any given time shall not exceed two times the capacity of the sanctuary, with the exception of larger events no more than four times per year. The city may place further limitations on the number of persons on-site based on the number of parking stalls provided. (i) The property shall not be utilized for for-profit purposes, or regularly utilized by for-profit entities. (j) Playgrounds and outdoor recreational areas shall be set back a minimum of 100 feet from residential property with adequate screening to protect neighboring properties from noise and adverse visual impacts. (k) The city council may require compliance with any other conditions, restrictions or limitations it deems to be reasonably necessary to protect the residential character of the surrounding area. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 33 of 36 Subd. 18. Educational Facilities. (a) The minimum lot size shall be increased to 4 acres. (b) The minimum lot width and depth shall be increased to 300 feet. (c) Shall abut an arterial roadway or abut a collector roadway no more than 1,500 feet from an intersection with an arterial roadway. (e) No exterior bells or loudspeakers. (f) Buffer yard requirements adjacent to or across a street from property of a less intensive land use or the same land use shall be increased to an opacity measurement of 0.5. Buffer yard requirements are described in Section 842.1.03. (g) Structures shall cover no more than 20 percent of the lot, and the maximum combined floor area of all structures on a property shall not exceed 40,000 square feet. (h) The number of persons on-site at any given time shall not exceed 700, with the exception of larger events no more than four times per year. The city may place further limitations on the number of persons on-site based on the number of parking stalls provided. (i) The property shall not be utilized for for-profit purposes, or regularly utilized by for-profit entities. (j) Playgrounds and outdoor recreational areas shall be set back a minimum of 100 feet from residential property with adequate screening to protect neighboring properties from noise and adverse visual impacts. (k) The city council may require compliance with any other conditions, restrictions or limitations it deems to be reasonably necessary to protect the residential character of the surrounding area. Subd. 19. Vertical Mixed Use Developments. (a) Commercial uses are preferred on the first floor of all vertical mixed use developments, however, when consistent with adjacent uses and transitional requirements of the MU District, residential uses may be allowed on the first floor. (b) Parcels containing residential components of vertical mixed use developments will be counted towards the overall required residential developable area and density. (c) At least one enclosed parking space will be required for all residential units. Required parking spaces shall be either included within or attached to the principal building. (d) The maximum building height shall be 45 feet. If taller than 30 feet, the structure shall be equipped with a compliant fire sprinkler system. (e) Unless otherwise required herein, building design, landscaping, buffer yards and other relevant site elements shall be as required for commercial uses in this District. Subd. 20. Parking Structures. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 34 of 36 (a) The parking structure shall not exceed the height of the principal structure on the parcel. (b) The parking structure shall abide by the exterior building material requirements of the district and be consistent with the architectural design of the principal structure. (c) The parking structure shall not extend into required yard setbacks in the same way allowed for surface parking. (d) Additional landscaping and screening requirements may be required to reduce the visibility of the parking structure. Section 842.3.07 (MU) Commercial Landscaping Requirements. Subd. 1. Generally. The entire lot shall be landscaped, except for areas occupied by buildings, walks, trails, parking lots, drives, loading docks, plaza space, wetlands, wetland buffers, and woodlands. Landscaping shall include trees, shrubs, plantings, and ground cover as approved by the city. Properly maintained natural vegetation may also be utilized. Integrated stormwater management practices, such as vegetative swales, vegetated filter strips, bioretention, and raingardens, shall be considered landscaping and shall not be excluded from the gross acreage of the parcel when calculating impervious surface coverage. Subd. 2. Building Setting. At least 10 feet of landscaped area shall be provided adjacent to all buildings except for walks, outdoor sales areas, plaza space and approved loading docks. Walks within this landscaped area shall be limited to where practically necessary to serve access points of buildings. Subd. 3. Overstory Deciduous Shade Trees and Coniferous Trees. A minimum of one tree per 50 feet, or fraction thereof, of lot perimeter shall be required. (a) Size. Deciduous trees shall not be less than 2.5 caliper inches measured four feet off ground, and coniferous trees shall not be less than six feet in height. (b) Location. Tree location shall be approved by the city prior to planting. (c) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species, as listed within the tree preservation ordinance are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. (d) Credit for Preserved Trees. The city may reduce the required number of overstory trees if an applicant preserves more existing trees than required by Subd. 9 of Section 838.5.03. The trees shall satisfy the requirements of Subd. 3 of Section 838.5.03. The city shall determine the amount of credit granted for such existing trees. Subd. 4. Ornamental Trees. A minimum of one tree per 100 feet, or fraction thereof, of lot perimeter shall be required. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 35 of 36 (a) Size. Trees shall not be less than two caliper inches measured four feet off ground. (b) Location. Tree location shall be approved by the city prior to planting. (c) Type. Trees shall be suitable for the soil and site conditions and compliment others in the area. Native species are required unless otherwise necessary. No more than 25 percent of trees may be of a single species. Subd. 5. Understory Shrubs. In addition to trees, a full compliment of understory shrubs shall be provided to complete a quality landscape treatment of the lot. Shrubs shall be potted and a minimum of 24 inches. In no instances shall the number of shrubs be less than one per 30 feet, or fraction thereof, of lot perimeter. Subd. 6. Parking Lot Landscaping. A minimum of eight percent of the total land area within parking, driveway, and loading dock areas shall be landscaped. (a) Landscaping at least 12 feet in width shall separate parking lots into cells of no more than 120 stalls. (b) Landscaping shall break up rows of parking approximately every 20 spaces. (c) Shade trees shall be included within the landscaping. Species selection shall be guided by soils conditions and trees shall be planted in a way which increases the likelihood of long-term survival. (d) Where practical, the landscaping areas shall be designed to receive stormwater runoff from the adjacent parking area. Subd. 7. Maintenance. Provisions shall be made to irrigate landscaping areas as necessary, consistent with the water usage regulations. The property owner shall be responsible to see that the approved landscaping plan is maintained in an attractive and well-kept condition and to replace any landscaping that does not survive. Subd. 8. Landscaping Guarantee. The owner shall guarantee the growth and maintenance of all plants for a minimum of two growing seasons following an inspection of all completed plantings. The owner shall submit a financial guarantee, in a form acceptable to the City, prior to issuance of a building permit to ensure the planting and survival of the plantings. Any plant which does not survive or has severely declined (for example, 25% of the crown has died in the case of trees) shall be replaced, and the replacement should be guaranteed for an additional two growing seasons. The City shall retain financial guarantee in an amount necessary for any replacements. Subd. 9. Tree Preservation. Removal of significant trees and any construction activity within commercial districts shall be subject to the requirements set forth by the City’s Tree Preservation Ordinance Section 828.41. Medina City Code 842 Mixed Use (MU) District 842 Mixed Use (MU) District Page 36 of 36 Amendment History of this Section Adopted January 5, 2010 (Ord. 474). Amended March 15, 2011 (Ord. 501). Amended 842.3.02 and 842.3.06 regarding retail and service uses related to animals. Amended March 20, 2012 (Ord. 525). Amended section 842.3.06, Subd. 16 regarding temporary outdoor sales events. Amended November 7, 2012 (Ord. 539). Amended section 842.3.03 regarding regulations of Wind Energy Conversion Systems, Solar Equipment, and Geothermal Systems. Amended February 3, 2015 (Ord. 575). Amended sections 842.2.02 and 842.2.07 regarding assisted living facilities and nursing homes. Amended February 17, 2015 (Ord. 576). Amending sections 842.2.03 and 842.3.03 regarding solar equipment. December 15, 2020 (Ord. 665). Amended Section 842.2.05 regarding minimum area per dwelling unit. Property Name City Area Leased Tenant Tenant NAICS Code Gateway Interstate Arden Hills 166,146 CPC WORLDWIDE (COLDER PRODUCTS)423840 - Industrial Supplies Merchant Wholesalers Audubon Business Park II Chanhassen 164,559 The Bernard Group 54 - Professional, Scientific, and Technical Services Seven Lakes III (Fairview)Shoreview 156,254 Fairview Health Services 622110 - General Medical and Surgical Hospitals Kurita America Inc. HeadquartersBrooklyn Park 156,000 US Water Services/Kurita Water Industries 2213 - Water, Sewage and Other Systems Canterbury Distribution Center Shakopee 155,000 The Bernard Group 54 - Professional, Scientific, and Technical Services Arbor Lakes Business Park VI Maple Grove 149,316 MAS HVAC 333415 - Air-Conditioning and Warm Air Heating Equipment and Commercial and Industrial Refrigeration Equipmen Canterbury Distribution Center Shakopee 147,650 ABC Millwork Division 32191 - Millwork Kindeva HQ Woodbury 137,500 Kindeva Drug Delivery 325412 - Pharmaceutical Preparation Manufacturing Brickyard Exchange Shakopee 130,749 Cherne Industries 333318 - Other Commercial and Service Industry Machinery Manufacturing Golden Triangle Corporate CenteEden Prairie 130,100 Motion Industries, Inc.423830 - Industrial Machinery and Equipment Merchant Wholesalers 610 Junction West Brooklyn Park 126,000 Tesla, Inc.33611 - Automobile and Light Duty Motor Vehicle Manufacturing Zachary Distribution Center Maple Grove 125,112 Border States Electric 423610 - Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant Wholesalers Golden Valley Business Center II Golden Valley 123,718 Shippers Supply 424130 - Industrial and Personal Service Paper Merchant Wholesalers Seven Lakes II (Carlisle)Shoreview 120,000 Carlisle Fluid Technologies 42495 - Paint, Varnish, and Supplies Merchant Wholesalers NorthPark Business Center IX Brooklyn Park 117,897 Boston Scientific 3391 - Medical Equipment and Supplies Manufacturing NorthPark Business Center VII Brooklyn Park 117,000 Frito Lay Inc.311919 - Other Snack Food Manufacturing Apple Valley Commerce Center Apple Valley 117,000 Frito Lay, Inc.311919 - Other Snack Food Manufacturing Capstone 35 - North Building Burnsville 115,880 ACME Electric Motor, Inc.3324 - Boiler, Tank, and Shipping Container Manufacturing Capstone 35 - South Building Burnsville 115,880 STUART C IRBY 236115 - New Single-Family Housing Construction (except For-Sale Builders) Yankee Doodle Business Center Eagan 112,500 XPO Logistics, LLC 488510 - Freight Transportation Arrangement Arbor Lakes Business Park III Osseo 111,222 EJ Welch 423220 - Home Furnishing Merchant Wholesalers Arbor Lakes Corporate Center Maple Grove 110,329 AbelConn LLC 423610 - Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant Wholesalers Constellation Business Center White Bear Lake 110,152 Northern Wholesale Supply 8111 - Automotive Repair and Maintenance 610 Junction Spec 1 Minneapolis 110,000 Marmon 423510 - Metal Service Centers and Other Metal Merchant Wholesalers Dodd Road Business Center Eagan 106,789 Prime Design Inc.458 - Clothing, Clothing Accessories, Shoe, and Jewelry Retailers Arbor Lakes Business Park VII Maple Grove 106,424 Nextern 3345 - Navigational, Measuring, Electromedical, and Control Instruments Manufacturing 610 Junction - Spec 2 Brooklyn Park 104,900 Clearfield 335921 - Fiber Optic Cable Manufacturing Cottage Grove Logistics Park 1 Cottage Grove 104,290 VAN METER 4236 - Household Appliances and Electrical and Electronic Goods Merchant Wholesalers Arbor Lakes Business Park IV Maple Grove 100,543 CARIBOU COFFEE OPERATING 722515 - Snack and Nonalcoholic Beverage Bars Blaine 35 Building C Minneapolis 100,000 Chandler Industries, Inc.332710 - Machine Shops NorthPark Business Center VI Brooklyn Park 100,000 Goodwill Industries 4533 - Used Merchandise Stores Launch Park Lakeville Phase III Lakeville 100,000 Sweet Harvest Foods 424490 - Other Grocery and Related Products Merchant Wholesalers Blaine 35 Building B Minneapolis 98,900 ASPECT AUTOMATION 3339 - Other General Purpose Machinery Manufacturing Arbor Lakes Business Park V Maple Grove 96,214 New Revo Brand Group 5416 - Management, Scientific, and Technical Consulting Services Interstate South Logistics Park I Lakeville 95,320 The Outdoor GreatRoom Company 44 - Retail Trade 610 Junction - Spec 2 Brooklyn Park 94,072 Dedicated Networks Inc 541519 - Other Computer Related Services Nordeast Business Center Minneapolis 90,380 Consolidated Electrical Distributors, Inc.423610 - Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant Wholesalers Cottage Grove Logistics Park 1 Cottage Grove 89,759 Lumbermen's 4233 - Lumber and Other Construction Materials Merchant Wholesalers Dayton Parkway Business Cente Dayton 87,760 TURBINEPROS 811310 - Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Repair and Main 610 Broadway Business Center Brooklyn Park 86,990 BW Flexible Systems, LLC 4239 - Miscellaneous Durable Goods Merchant Wholesalers Gateway Interstate Arden Hills 83,390 Delkor 3353 - Electrical Equipment Manufacturing Arbor Lakes Corporate Center Maple Grove 80,564 Maintenance Supply Headquarters, LP (Subsidiary of Lowe's)423840 - Industrial Supplies Merchant Wholesalers InverPoint Business Park I Inver Grove Heigh 80,000 Simpson Strong-Tie Co.444110 - Home Centers Naples Street Business Center Minneapolis 80,000 Viking Engineering and Development 5413 - Architectural, Engineering, and Related Services Naples II Industrial Center Blaine 78,300 Island Deliveries 48 - Transportation and Warehousing NorthPark Business Center VII Brooklyn Park 78,064 Sleep Number 442110 - Furniture Stores Arbor Lakes Business Park IV Maple Grove 77,922 Conductive Containers 424130 - Industrial and Personal Service Paper Merchant Wholesalers I-94 Logistics Center Maple Grove 77,000 RICHELIEU AMERICA 423830 - Industrial Machinery and Equipment Merchant Wholesalers I-94 Logistics Center Maple Grove 77,000 Victory Packaging 424130 - Industrial and Personal Service Paper Merchant Wholesalers I-94 Logistics Center Maple Grove 76,775 Cameron Ashley Building Products 423330 - Roofing, Siding, and Insulation Material Merchant Wholesalers Chaska Creek II Chaska 76,283 IMRIS Deerfield Imaging, Inc.3345 - Navigational, Measuring, Electromedical, and Control Instruments Manufacturing Chaska Creek I Chaska 73,500 Alumacraft Boat 441222 - Boat Dealers Bunker Lake Business Park I Anoka 71,400 H2O Innovation USA 5629 - Remediation and Other Waste Management Services Arbor Lakes Business Park III Osseo 66,822 Excel Plastics, LLC 326199 - All Other Plastics Product Manufacturing I-94 Logistics Center Lake Elmo 66,764 Vita Group 3391 - Medical Equipment and Supplies Manufacturing Boulder Lakes Business Center Eagan 66,000 Winsted Corporation 541420 - Industrial Design Services 610 Zane East Brooklyn Park 64,961 Blackhawk Industrial Distribution 423830 - Industrial Machinery and Equipment Merchant Wholesalers Boulder Lakes Spec Saint Paul 64,675 Winsted 337127 - Instututional Furniture Manufacturing Inverpoint Business Park IV Inver Grove Heigh 64,450 Norstan Communications 334118 - Computer Terminal and Other Computer Peripheral Equipment Manufacturing River Bend Business Park IV St Paul 64,000 State of Minnesota Department of Administration 92 - Public Administration | 5613 - Employment Services 610 Zane East Brooklyn Park 63,026 ACCESSORIES OF IOWA AND MINNESOTA 4481 - Clothing Stores Bunker Lake Business Park II Ramsey 63,000 Lexington Manufacturing 3339 - Other General Purpose Machinery Manufacturing QA1 Precision Products, Inc.Lakeville 58,000 KSI Swiss 332 - Fabricated Metal Product Manufacturing North Central Commerce Center Coon Rapids 54,815 R & R Machinery Moving 3333 - Commercial and Service Industry Machinery Manufacturing Burnsville Interchange Burnsville 53,858 Metro Sales 452319 - All Other General Merchandise Stores Blaine 35 Building A Minneapolis 52,730 Jonco Die Co.333514 - Special Die and Tool, Die Set, Jig, and Fixture Manufacturing NorthPark Business Center X Brooklyn Park 52,696 Savers 448 - Clothing and Clothing Accessories Stores Golden Valley Business Center II Golden Valley 52,552 BALL PRO 5418 - Advertising, Public Relations, and Related Services NorthPark Business Center VIII Brooklyn Park 52,364 Walgreens 456110 - Pharmacies and Drug Retailers 169 Logistics Center Brooklyn Park 50,000 Enpointe 323111 - Commercial Printing (except Screen and Books) Launch Park Lakeville Phase III Lakeville 50,000 Hearth & Home Technologies Inc.332510 - Hardware Manufacturing I-94 Logistics Center Lake Elmo 50,000 Minnesota Air Inc.238220 - Plumbing, Heating, and Air-Conditioning Contractors Inverpoint Business Park II Inver Grove Heigh 48,000 New Life Transport Parts Center 8139 - Business, Professional, Labor, Political, and Similar Organizations 35 South Business Center Burnsville 48,000 Pods 484210 - Used Household and Office Goods Moving 35 South Business Center Burnsville 48,000 Poly-Tex, Inc.236220 - Commercial and Institutional Building Construction NorthPark Business Center III Brooklyn Park 48,000 TacPro | TE Connectivity 3353 - Electrical Equipment Manufacturing | 335999 - All Other Miscellaneous Electrical Equipment and Component Manufacturing Zachary Distribution Center Maple Grove 47,112 MTL Companies 48 - Transportation and Warehousing Dodd Road Business Center Eagan 46,074 Expeditors 488510 - Freight Transportation Arrangement Royal Gateway Commerce Cente Woodbury 46,000 EASY PICKLEBALL 7112 - Spectator Sports Sanctuary Business Center Blaine 46,000 ORS Nasco 423830 - Industrial Machinery and Equipment Merchant Wholesalers Royal Gateway Commerce Cente Woodbury 45,425 HMF Express 332321 - Metal Window and Door Manufacturing 610 Zane East Brooklyn Park 44,546 Star Exhibits & Environments 541850 - Outdoor Advertising Arbor Lakes Business Park III Osseo 43,505 J & K Cabinetry 337110 - Wood Kitchen Cabinet and Countertop Manufacturing Arbor Lakes Business Park IV Maple Grove 43,084 Slick City 5613 - Employment Services Eastridge Business Center Woodbury 42,824 Universal Services Telecommunications Technicians 238210 - Electrical Contractors and Other Wiring Installation Contractors Arbor Lakes Business Park V Maple Grove 42,660 Tricorbraun Inc.561910 - Packaging and Labeling Services Crosstown Core Eden Prairie 42,500 TireHub 423130 - Tire and Tube Merchant Wholesalers Interstate South Logistics Park I Lakeville 42,000 Dalsin Industries Inc.332322 - Sheet Metal Work Manufacturing Bunker Lake Business Park II Ramsey 42,000 NEUFAB WELDING 8113 - Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Repair and Main Boulder Lakes Business Center Eagan 40,500 THE FIRST IMPRESSION GROUP 323111 - Commercial Printing (except Screen and Books) Nordeast Business Center Minneapolis 40,058 Kings Road Merchandising 4529 - Other General Merchandise Stores Launch Park Lakeville Phase III Lakeville 40,000 Core Resources 236115 - New Single-Family Housing Construction (except For-Sale Builders) 3100 101st Ave Blaine 39,152 Waggle Golf 448190 - Clothing and Clothing Accessories Retailers NorthPark Business Center X Brooklyn Park 38,701 Acoustic Associates 2383 - Building Finishing Contractors NorthPark Business Center IX Brooklyn Park 38,215 Illing Company 423990 - Other Miscellaneous Durable Goods Merchant Wholesalers NorthPark Business Center III Brooklyn Park 36,078 Dryvit 327999 - All Other Miscellaneous Nonmetallic Mineral Product Manufacturing NorthPark Business Center III Brooklyn Park 36,000 Berkshire Transportation 48 - Transportation and Warehousing 11120 225th Lakeville 36,000 Hydro-Vac 238910 - Site Preparation Contractors NorthPark Business Center III Brooklyn Park 36,000 KSP FULFILLMENT 2389 - Other Specialty Trade Contractors | 493110 - General Warehousing and Storage InverPoint Business Park III Inver Grove Heigh 36,000 Skyline Displays Inc.561920 - Convention and Trade Show Organizers Sanctuary Business Center Blaine 35,293 AER Manufacturing, Inc.336310 - Motor Vehicle Gasoline Engine and Engine Parts Manufacturing Blaine 35 Building A Minneapolis 34,650 CAERUS CORP 5182 - Data Processing, Hosting, and Related Services Sanctuary Business Center Blaine 34,400 Excelsior Manufacturing 333415 - Air-Conditioning and Warm Air Heating Equipment and Commercial and Industrial Refrigeration Equipmen North Central Commerce Center Coon Rapids 33,243 Mikros Engineering 5413 - Architectural, Engineering, and Related Services North Central Commerce Center Coon Rapids 33,204 INNOVATIVE OFFICE SOLUTIONS 4532 - Office Supplies, Stationery, and Gift Stores I-94 Logistics Center Maple Grove 33,000 Pitch 2 Pitch 7114 - Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures Pilot Knob Business Center Eagan 32,584 Now Micro 54 - Professional, Scientific, and Technical Services Chaska Creek II Chaska 32,400 Minnesota Valve and Fitting Company, Inc. dba Swagelok Min 3329 - Other Fabricated Metal Product Manufacturing I-94 Logistics Center Lake Elmo 32,000 BIBLIOTHECA 519120 - Libraries and Archives Chaska Creek I Chaska 31,500 Conklin Company 325612 - Polish and Other Sanitation Good Manufacturing Chaska Creek I Chaska 31,500 Newterra Corporation 541620 - Environmental Consulting Services NorthPark Business Center VIII Brooklyn Park 31,419 THE SHERWIN WILLIAMS 3255 - Paint, Coating, and Adhesive Manufacturing Blaine 35 Building A Minneapolis 31,120 Law Enforcement Targets, Inc.541 - Professional, Scientific, and Technical Services Boulder Lakes Business Center Eagan 31,042 Agiliti Health 3391 - Medical Equipment and Supplies Manufacturing NorthPark Business Center VIII Brooklyn Park 30,617 Jacobs Engineering 541330 - Engineering Services Highview 610 Minneapolis 30,000 Bestergo dba ErgoAV 334310 - Audio and Video Equipment Manufacturing NorthPark Business Center X Brooklyn Park 30,000 DASH EXPRESS, LLC 484110 - General Freight Trucking, Local Highview 610 Minneapolis 30,000 IMV Technologies 541714 - Research and Development in Biotechnology (except Nanobiotechnology 169 Logistics Center Brooklyn Park 30,000 The Packaging Lab 561910 - Packaging and Labeling Services Burnsville Interchange Burnsville 27,143 Dakota Supply Group 423610 - Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant Wholesalers Inverpoint Business Park IV Inver Grove Heigh 27,094 Fortna Inc.561110 - Office Administrative Services NorthPark Business Center X Brooklyn Park 26,500 Tetra Pak 322219 - Other Paperboard Container Manufacturing NorthPark Business Center VII Brooklyn Park 26,000 Signature Designer Services 541990 - All Other Professional, Scientific, and Technical Services Chaska Creek II Chaska 24,330 Diamond Drives Corporation dba D-BAT Chaska 2131 - Support Activities for Mining 169 Logistics Center II Brooklyn Park 24,250 Reliable Medical Supply 423450 - Medical, Dental, and Hospital Equipment and Supplies Merchant Wholesalers Inverpoint Business Park II Inver Grove Heigh 24,055 GUNNAR ELECTRIC 3359 - Other Electrical Equipment and Component Manufacturing Inverpoint Business Park II Inver Grove Heigh 24,000 DAIRY CONVEYOR CORP 3115 - Dairy Product Manufacturing 169 Logistics Center II Brooklyn Park 23,000 Morris Group 4238 - Machinery, Equipment, and Supplies Merchant Wholesalers 610 Broadway Business Center Brooklyn Park 22,880 MINNESOTA OFFICE FURNITURE 3372 - Office Furniture (including Fixtures) Manufacturing 11120 225th Lakeville 22,500 Contractors Supply Co.4238 - Machinery, Equipment, and Supplies Merchant Wholesalers Crosstown Core Eden Prairie 22,000 Maverick Wine Company LLC 312130 - Wineries 3100 101st Ave Blaine 20,848 Caliber Collision 811121 - Automotive Body, Paint, and Interior Repair and Maintenance Pilot Knob Business Center Eagan 20,309 Wedding Shoppe 448190 - Clothing and Clothing Accessories Retailers Naples Street Business Center Minneapolis 20,000 Blue Ox Freight LLC 488 - Support Activities for Transportation | 4842 - Specialized Freight Trucking Naples Street Business Center Minneapolis 20,000 Display Arts Worldwide, Inc.5414 - Specialized Design Services NorthPark Business Center VI Brooklyn Park 20,000 Everlight Solar 2211 - Electric Power Generation, Transmission and Distribution 169 Logistics Center Brooklyn Park 20,000 Teleflex Inc.339112 - Surgical and Medical Instrument Manufacturing Row Labels Count of Ten 48 - Transportation and Warehousing 423830 - Industrial Machinery and Equipment Merchant Wholesalers 423610 - Electrical Apparatus and Equipment, Wiring Supplies, and Related Equipment Merchant Wholesalers 3391 - Medical Equipment and Supplies Manufacturing 424130 - Industrial and Personal Service Paper Merchant Wholesalers 54 - Professional, Scientific, and Technical Services 311919 - Other Snack Food Manufacturing 3339 - Other General Purpose Machinery Manufacturing 423840 - Industrial Supplies Merchant Wholesalers 333415 - Air-Conditioning and Warm Air Heating Equipment and Commercial and Industrial Refrigeration Equipmen 448190 - Clothing and Clothing Accessories Retailers 488510 - Freight Transportation Arrangement 3345 - Navigational, Measuring, Electromedical, and Control Instruments Manufacturing 5413 - Architectural, Engineering, and Related Services 561910 - Packaging and Labeling Services 323111 - Commercial Printing (except Screen and Books) 236115 - New Single-Family Housing Construction (except For-Sale Builders) 4238 - Machinery, Equipment, and Supplies Merchant Wholesalers 493 - Warehousing and Storage 442110 - Furniture Stores 561110 - Office Administrative Services 326199 - All Other Plastics Product Manufacturing 4533 - Used Merchandise Stores 327999 - All Other Miscellaneous Nonmetallic Mineral Product Manufacturing 541420 - Industrial Design Services 332 - Fabricated Metal Product Manufacturing 722515 - Snack and Nonalcoholic Beverage Bars 332321 - Metal Window and Door Manufacturing 312130 - Wineries 332322 - Sheet Metal Work Manufacturing 484110 - General Freight Trucking, Local 3324 - Boiler, Tank, and Shipping Container Manufacturing 541 - Professional, Scientific, and Technical Services 332510 - Hardware Manufacturing 541714 - Research and Development in Biotechnology (except Nanobiotechnology 332710 - Machine Shops 5629 - Remediation and Other Waste Management Services 3329 - Other Fabricated Metal Product Manufacturing 811310 - Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Repair and Main 3333 - Commercial and Service Industry Machinery Manufacturing 448 - Clothing and Clothing Accessories Stores 333318 - Other Commercial and Service Industry Machinery Manufacturing 4529 - Other General Merchandise Stores 236220 - Commercial and Institutional Building Construction 458 - Clothing, Clothing Accessories, Shoe, and Jewelry Retailers 333514 - Special Die and Tool, Die Set, Jig, and Fixture Manufacturing 488 - Support Activities for Transportation | 4842 - Specialized Freight Trucking 238210 - Electrical Contractors and Other Wiring Installation Contractors 519120 - Libraries and Archives 334118 - Computer Terminal and Other Computer Peripheral Equipment Manufacturing 541330 - Engineering Services 334310 - Audio and Video Equipment Manufacturing 5416 - Management, Scientific, and Technical Consulting Services 238220 - Plumbing, Heating, and Air-Conditioning Contractors 541850 - Outdoor Advertising 3353 - Electrical Equipment Manufacturing 3255 - Paint, Coating, and Adhesive Manufacturing 3353 - Electrical Equipment Manufacturing | 335999 - All Other Miscellaneous Electrical Equipment and Component Manufacturing 7112 - Spectator Sports 3359 - Other Electrical Equipment and Component Manufacturing 811121 - Automotive Body, Paint, and Interior Repair and Maintenance 335921 - Fiber Optic Cable Manufacturing 92 - Public Administration | 5613 - Employment Services 33611 - Automobile and Light Duty Motor Vehicle Manufacturing 444110 - Home Centers 336310 - Motor Vehicle Gasoline Engine and Engine Parts Manufacturing 4481 - Clothing Stores 337110 - Wood Kitchen Cabinet and Countertop Manufacturing 452319 - All Other General Merchandise Stores 337127 - Instututional Furniture Manufacturing 4532 - Office Supplies, Stationery, and Gift Stores 3372 - Office Furniture (including Fixtures) Manufacturing 456110 - Pharmacies and Drug Retailers 2383 - Building Finishing Contractors 32191 - Millwork 339112 - Surgical and Medical Instrument Manufacturing 484210 - Used Household and Office Goods Moving 423130 - Tire and Tube Merchant Wholesalers 322219 - Other Paperboard Container Manufacturing 423220 - Home Furnishing Merchant Wholesalers 5182 - Data Processing, Hosting, and Related Services 4233 - Lumber and Other Construction Materials Merchant Wholesalers 2211 - Electric Power Generation, Transmission and Distribution 423330 - Roofing, Siding, and Insulation Material Merchant Wholesalers 325412 - Pharmaceutical Preparation Manufacturing 423450 - Medical, Dental, and Hospital Equipment and Supplies Merchant Wholesalers 5414 - Specialized Design Services 423510 - Metal Service Centers and Other Metal Merchant Wholesalers 541519 - Other Computer Related Services 4236 - Household Appliances and Electrical and Electronic Goods Merchant Wholesalers 541620 - Environmental Consulting Services 2389 - Other Specialty Trade Contractors | 493110 - General Warehousing and Storage 5418 - Advertising, Public Relations, and Related Services 2131 - Support Activities for Mining 541990 - All Other Professional, Scientific, and Technical Services 238910 - Site Preparation Contractors 5613 - Employment Services 3115 - Dairy Product Manufacturing 561920 - Convention and Trade Show Organizers 4239 - Miscellaneous Durable Goods Merchant Wholesalers 622110 - General Medical and Surgical Hospitals 423990 - Other Miscellaneous Durable Goods Merchant Wholesalers 7114 - Agents and Managers for Artists, Athletes, Entertainers, and Other Public Figures 2213 - Water, Sewage and Other Systems 8111 - Automotive Repair and Maintenance 424490 - Other Grocery and Related Products Merchant Wholesalers 8113 - Commercial and Industrial Machinery and Equipment (except Automotive and Electronic) Repair and Main 42495 - Paint, Varnish, and Supplies Merchant Wholesalers 8139 - Business, Professional, Labor, Political, and Similar Organizations 44 - Retail Trade 325612 - Polish and Other Sanitation Good Manufacturing 441222 - Boat Dealers Grand Total STAFF REPORT Agenda Item 8a. Council Meeting: February 27, 2025 Prepared By: Mike Pritchard Topic: Overweight Vehicle Policy Action Required: Direction Summary: The restriction of heavy vehicle traffic during Spring thaw is critical in protecting infrastructure. Historically, the City has enforced road restriction weight limits based on MNDOT’s Seasonal Load Limits. The limits start with the Metro Zone, where Corcoran is located, but end with the Central Zone. The reasoning for this approach is that the City has several areas of concern with aging/sub-standard infrastructure (paved roads) and several miles of gravel roads. Continuing these load limit postings for 2-3 weeks longer than the Metro Zone is imperative in protecting these areas of concern. This policy causes confusion with residents, contractors, haulers, delivery drivers, etc. As the City continues to build-out and new infrastructure is installed, Staff is experiencing more confusion and frustration from residents, contractors, and haulers, mostly in new development areas. The streets within newer developments are built to a much higher standard than previously constructed roadways and Staff believes it may be appropriate that these streets follow the Metro Zone. The ordinance currently allows the City to remove or extend limits and postings on a road by road or city-wide basis, as recommended by the Public Works Department. All options being considered are within scope of current ordinance and protect the areas of concern. Staff is requesting Council feedback and direction. Financial/Budget: Minimal to no impact to budget. Options: 1. Direct Staff to evaluate and remove seasonal load limit postings per the Metro Zone for roads and maintain limit postings and enforce those standards on those roads that continue to need protection past the Metro Zone window. 2. Direct Staff to continue with the existing policy – follow MNDOT Seasonal Load limits by starting with Metro Zone and ending with Central Zone. 3. Provide other direction. Recommendation: Provide Staff feedback and direction for how to prioritize the protection of city infrastructure while navigating the challenges of communicating and enforcing the reality of Central Zone seasonal road conditions in a Metro Zone designated landscape. Attachments: 1. MNDOT Zone Map 2. 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r r i s o n H e n n e p i n R e d w o o d K a n d i y o h i B e n t o n C a r v e r C h i p p e w a S t e a r n s B l o o m i n g t o n Ham Lake B l a i n e Ba x t e r Becker Be m i d j i A u sti n B a b b i tt Rice Lake A n d o v e r Anoka V i r g i n i a Wabasha Willmar W i n o n a Woodbury Wyoming Brooklyn Park Buffalo Buhl Burnsville Mora Independence LakeShore Isanti Lake Elmo L a k e v i l l e Lino Lakes Mankato Maple Grove Taconite S h a k o p e e S h o r e view S t a c y Nowthen H a r r i s Hastings Hermantown Elk River H i b b i n g H o y t L a k e s H u g o Dayton Fergus Falls Fifty Lakes Fri d l e y D u l u t h E a g a n East Bethel Eden Prairie Ely E m i l y Fairmont Farib a u lt Forest Lake M e d i n a Gilbert Edina Mountain Iron GrantGreenfield N e w U l m Nashwauk Nisswa North Branch Oak Grove E m p i r e O t s e g o O a k d a l eMinneapolis Minnetonka Chanhassen Chaska A ft o n Albert Lea Alexandria Cr e d i t R i v e r C h i s a g o C it y B a l d w i n Minnetrista Moorhead Coon Rapids R o c h e s t e r R o c k C r e e k Corcoran Cottage Grove Crosslake Rockville R o g e r s O r o n o Rice C o l u m b u s S a i n t F r a n c i s Saint Augusta Saint Michael S a i n t P a u l Saint Cloud R o s e m o u n t RosevillePlymouth Sartell Savage S c a n d i a Prior Lake Victoria R a m s e y C l o q u e t Cohasset R e d W i n g C o leraine ST94 ST155 ST157 ST66 ST133 ST85 ST981 ST266 ST244 ST536 ST74 ST235 ST536 ST190 ST67 ST479 ST90 ST115 ST65 ST19A ST156 ST118 ST571 ST68 STP ST60 ST153 ST168 ST150 ST139 ST551 ST715 ST593 ST119 ST902 ST77 ST782 ST166 ST285 ST429 ST131 ST116 ST53 ST87 ST98 ST690 ST100 ST573 ST197 ST74 ST146 ST363 ST243 ST290 ST147 ST522 ST182 ST147 ST373 ST566 ST56 ST329 ST89 ST236 ST71 ST108 ST460 ST872 ST331 ST270 ST64 ST723 ST961 ST77 ST54 ST466 ST147 ST40 ST941 ST949 ST56 ST135 ST589 ST23 ST72 ST81 ST302 ST297 ST76 ST138 ST327 ST101 ST846 ST282 ST48 ST52 ST792 ST224 ST443 ST91 ST61 ST458 STD ST603 ST152 ST100 ST164 ST34 ST94 ST428 ST91 ST926 ST90 ST85 ST83 ST151 ST63 ST51 ST133 ST295 ST280 ST250 ST179 ST544 ST94 ST161 ST862 ST884 ST136 ST91 ST87 ST864 ST565 ST634 ST209 ST108 ST813 ST105 ST257 ST939 ST846 ST157 ST73 ST175 ST841 ST284 ST447 ST112 ST128 ST797 ST69 ST264 ST163 ST126 ST145 ST51 ST151 ST162 ST52 ST530 ST127 ST382 ST133 ST276 ST72 ST77 ST86 ST244 ST260 ST914 ST55 ST870 ST70 ST79 ST231 ST140 ST280 ST259 ST197 ST87 ST182 ST64 ST78 ST102 ST65 ST314 ST818 ST35 ST97 ST52 ST71 ST87 ST70 ST70 ST129 ST70 ST111 ST895 ST73 ST614 ST166 ST252 ST287 ST17B ST122 ST88 ST805 ST601 ST100 ST193 ST53 ST880 ST144 ST113 ST241 ST784 ST79 ST149 ST54 ST155 ST83 ST87 ST602 STN ST152 ST103 ST72 ST260 ST117 ST105 ST95 ST2 ST898 ST109 ST979 ST83 ST82 ST155 ST118 ST135 ST106 ST70 ST959 ST78 ST54 ST153 ST227 ST289 ST62 ST88 ST247 ST927 ST157 ST259 ST123 ST87 ST67 ST737 ST894 ST56 ST145 ST369 ST101 ST159 ST140 ST89 ST76 ST88 ST107 ST106 ST71 ST111 ST82 ST280 ST156 ST585 ST55 ST190 ST379 ST70 ST106 ST143 ST109 ST273 ST798 ST35 ST54 ST160 ST202 ST635 ST153 ST574 ST138 ST60W ST446 ST676 ST62 ST310 ST612 ST334 ST313 ST104 ST134 ST146 ST567 ST112 ST168 ST281 ST111 ST115 ST81 ST111 ST149 ST80 ST224 ST42 ST63 ST89 ST133 ST636 ST131 ST326 ST132 ST999 ST126 ST78 ST150 ST127 ST125 ST131 ST140 ST550 ST185 ST102 ST284 ST108 ST72 ST247 ST297 ST75 ST66 ST123 ST318 ST822 ST63 ST63 ST542 ST585 ST95 ST149 ST103 ST436 ST463 ST456 ST146 ST140 ST99 ST162 ST90 ST467 ST123 ST51 ST100 ST110 ST60 ST152 ST918 ST403 ST43 ST725 ST659 ST64 ST807 ST275 ST77 ST91 ST72 ST999 ST85 ST51 ST741 ST142 ST582 ST155 ST540 ST141 ST168 ST231 ST967 ST339 ST80 ST233 ST414 ST1013 ST126 ST80 ST122 ST565 ST188 ST524 ST58 ST67 ST148 ST133 ST76 ST159 ST196 ST107 ST755 ST150 ST81 ST950 ST108 ST66 ST79 ST116 ST168 ST528 ST418 ST166 ST431 ST59 ST86 ST152 ST228 ST311 ST155 ST250 ST141 ST142 ST75 ST155 ST372 ST230 ST915 ST409 ST563 ST156 ST77 ST78 ST76 ST990 ST124 ST627 ST117 ST101 ST282 ST97 ST49 ST129 ST119 ST450 ST607 ST868 ST84 ST203 ST50 ST249 ST338 ST191 ST27 ST127 ST454 ST53 ST83 ST288 ST333 ST61 ST354 ST77 ST140 ST160 ST178 ST121 ST104 ST128 ST144 ST245 ST44 ST109 ST60 ST85 ST477 ST54 ST64 ST426 ST515 ST569 ST63 ST611 ST41 ST557 ST537 ST80 ST82 ST53 ST131 ST526 ST877 ST739 ST72 ST261 ST897 ST781 ST332 ST933 ST89 ST853 ST141 ST95 ST278 ST99 ST54 ST139 ST116 ST44 ST451 ST252 ST88 ST157 ST132 ST156 ST163 ST151 ST168 ST83 ST114 ST392 ST130 ST39 ST727 ST124 ST211 ST160 ST632 ST980 ST153 ST358 ST288 ST164 ST116 ST316 ST103 ST251 ST176 ST75 ST459 ST546 ST141 ST192 ST769 ST469 ST31 ST743 ST111 ST84 ST829 ST144 ST660 STL ST91 ST79 ST85 ST179 ST54 ST124 ST439 ST38 ST51 ST168 ST546 ST77 ST127 ST271 ST478 ST923 ST597 ST138 ST135 ST117 ST101 ST89 ST151 ST74 ST105 ST855 ST755 ST110 ST104 ST305 ST137 ST53 ST81 ST118 ST162 ST78 ST80 ST931 ST283 ST753 ST435 ST113 ST172 ST633 ST83 ST142 ST59 ST711 ST224 ST128 ST61 ST103 ST174 ST651 ST472 ST879 ST74 ST600 ST129 ST71 ST444 ST661 ST111 ST201 ST76 ST208 STE5 ST125 ST161 ST52 ST119 ST84 ST80 ST223 ST137 ST40 ST94 ST351 ST151 ST149 ST655 ST106 ST154ST52 ST139 ST485 ST111 ST991 ST148 ST101 ST269 ST133 ST425 ST729 ST131 ST233 ST68 ST77 ST708 ST284 ST78 ST104 ST130 ST200 ST195 ST132 ST221 ST56 ST67 ST951 ST103 ST389 ST64 ST118 ST101 ST598 ST501 ST176 ST127 ST204 ST310 ST182 ST160 ST108 ST5A ST131 ST120 ST107 ST129 ST122 ST929 ST85 ST77 ST160 ST59 ST554 ST67 ST98 ST143 ST108 ST609 ST132 ST615 ST118 ST80 ST45 ST681 ST143 ST124 ST115 ST61 ST86 ST53 ST17 ST73 ST366 ST825 STF ST177 ST246 ST776 ST44 ST365 ST93 ST130 ST277 ST64 ST77 ST148 ST118 ST407 ST114 ST52 ST545 ST160 ST65 ST89 ST225 ST107 ST75 ST448 ST141 ST108 ST301 ST118 ST401 ST106 ST85 ST162 ST141 ST59 ST57 ST541 ST421 ST4A ST193 ST71 ST180 ST107 ST148 ST133 ST425 ST148 ST142 ST92 ST97 ST83 ST51 ST101 ST120 ST81 ST80 ST337 ST53 ST50 ST87 ST1011 ST54 ST925 ST58 ST120 ST85 ST109 ST147 ST264 ST355 ST71 ST543 ST108 ST177 ST134 ST360 ST481 ST132 ST76 ST131 ST169 ST155 ST53 ST191 ST992 ST796 ST116 ST103 ST88 ST102 ST122 ST149 ST844 ST410 ST64 ST125 ST187 ST116 ST94 ST526 ST650 ST238 ST61 ST208ST106 ST77 ST167 ST104 ST171 ST72 ST71 ST40 ST170 ST547 ST62 ST131 ST52 ST635 ST95 ST53 ST62 STG ST113 ST840 ST881 ST134 ST56 ST122 ST123 ST70 ST402 ST107 ST455 ST58 ST368 ST72 ST182 ST235 ST128 ST200 ST84 ST132 ST166 ST60 ST105 ST111 ST139 ST62 ST246 ST131 ST342 ST250 ST568 ST35 ST121 ST234 ST306 ST93 ST155 ST45 ST836 ST105 ST263 ST245 ST530 ST863 ST55 ST871 ST139 ST57 ST111 ST137 ST103 ST136 ST106 ST243 ST641 ST108 ST161 ST151 ST195 ST89 ST124 ST126 ST53 ST151 ST71 ST175 ST102 ST100 ST79 ST66 ST60 ST81 ST104 ST141 ST193 ST108 ST66 ST105 ST69 ST133 ST109 ST85 ST125 ST109 ST42 ST91 ST122 ST165 ST142 ST136 ST113 ST52 STB2 ST130 ST57 ST132 ST81 ST171 ST65 ST58 ST294 ST153 ST246 ST241 ST112 ST110 ST100 ST120 ST118 ST66 ST57 ST89 ST115 ST74 ST96 ST153 ST81 ST118 ST228 ST170 ST492 ST154 ST136 ST80 ST179 ST446 ST228 ST512 ST157 ST62 ST58 ST116 ST106 ST61 ST54 ST154 ST761 ST156 ST52 ST90 ST344 ST124 ST154 ST121 ST63 ST84 ST93 ST56 ST88 ST81 ST98 ST112 ST58 ST132 STA7 ST225 ST79 ST52 ST82 ST117 ST882 ST173 ST149 ST158 ST80 ST59 ST66 ST121 ST72 ST55 ST268 ST803 STH ST109 ST81 ST124 ST87 ST152 ST125 ST75 ST174 ST125 ST112 ST169 ST221 ST150 ST976 ST110 ST247 ST105 ST286 ST67 ST133 ST147 ST77 STA9 ST132 ST129 ST278 ST123 ST123 ST63 ST788 ST126 ST135 ST203 ST121 ST67 ST84 ST81 ST201 ST564 ST629 ST238 ST45 ST254 ST165 ST76 ST53 ST107 ST105 ST22 ST165 ST63 ST116 ST152 ST96 ST69 ST106 ST52 ST83 ST938 ST58 ST917 ST118 ST39 ST102 ST96 ST474 ST119 ST108 ST175 ST488 ST53 ST123 ST187 ST64 ST114 ST127 ST534 ST129 ST70 ST65 ST178 ST494 ST442 ST169A ST172 ST202 ST132 ST80 ST64 ST121 ST56 ST67 ST158 ST68 ST153 ST78 ST128 ST64 ST59 ST90 ST159 ST122 ST57 ST937 ST281 ST159 ST147 ST121 ST261 ST70 ST144 ST64 ST40 ST108 ST58 ST132 ST106 ST130 ST599 ST955 ST141 ST527 ST54 ST102 ST364 ST104 ST231 ST304 ST203 ST125 ST120 ST74 ST127 ST133 ST338 ST61 ST63 ST890 ST62 ST330 ST124 ST84 ST117 ST212 ST65 ST575 ST125 ST505 ST249 ST249 ST317 ST110 ST152 ST149 ST319 ST138 ST121 ST217 ST58 ST134 ST457 ST105 ST67 ST873 ST107 ST92 ST120 ST109 ST87 ST150 ST202 ST93 ST130 ST62 ST142 ST192 ST982 ST82 ST538 ST173 ST78 ST108 ST240 ST476 ST83ST112 ST59 ST78 ST56 ST98 ST99 ST78 ST121 ST393 ST440 ST73 ST113 ST67 ST117 ST44 ST176 ST447 ST898 ST182 ST100 ST88 ST230 ST878 ST141 ST431 ST87 ST73 ST458 ST149 ST74 ST84 ST816 ST185 ST46 ST67 ST53 ST56 ST191 ST143 ST183 ST661 ST362 ST188 ST280 ST50 ST422 ST74 ST112 ST141 ST65 ST72 ST578 ST745 ST549 ST823 ST866 ST86 ST367 ST37 ST103 ST150 ST59 STB1 ST133 ST72 ST77 ST131 ST120 ST52 ST67 ST155 ST133 ST117 ST553 ST144 ST136 ST47 ST65 ST155 ST515 ST120 ST128 ST79 ST562 ST88 ST64 ST112 ST136 ST215 ST103 ST57 ST74 ST535 ST73 ST56 ST163 ST89 ST54 ST82 ST53 ST153 ST107 ST181 ST85 ST257 ST102 ST583 ST85 ST55 ST88 ST127 ST154 ST121 ST56 ST980 ST172 ST122 ST70 ST195 ST705 ST115 ST227 ST255 ST55 ST108 ST104 ST84 ST163 ST163 ST150 ST167 ST256 ST74 ST106 ST253 ST209 ST117 ST115 ST620 ST156 ST84 ST108 ST115 ST58 ST60 ST56 ST85 ST141 ST531 ST183 ST78 ST64 ST843 ST121 ST106 ST445 ST64 ST48 ST48 ST96 ST173 ST624 ST123 ST102 ST313 ST453 ST46 ST164 ST668 ST88 ST173 ST67 ST111 ST75 ST146 ST430 ST104 ST58 ST145 ST117 ST154 ST416 ST530 ST64 ST70 ST251 ST322 ST138 ST128 ST119 ST216 ST90 ST51 ST143 ST127 ST4 ST119 ST445 ST161 ST107 ST69 ST183 ST97 ST112 ST58 ST885 ST107 ST189 ST432 ST82 ST176 ST169 ST52 ST874 ST121 ST76 ST501 ST111 ST63 ST141 ST72 ST910 ST51 ST158 ST130 ST139 ST61 ST65 ST118 ST285 ST137 ST438 ST108 ST81 ST433 ST197 ST184 ST159 ST165 STC ST592 ST154 ST68 ST116 ST124 ST46 ST198 ST75 ST262 ST155 ST161 ST143 ST70 ST214 ST204 ST125 ST51 ST155 ST57 ST271 ST74 ST138 ST134 ST42 ST109 ST67 ST15 ST99 ST140 ST122 ST119 ST107 ST59 ST132 ST100 ST115 ST127 ST80 ST53A ST199 ST135 ST159 ST120 ST128 ST131 ST61 ST76 ST66 ST172 ST110 ST135 ST131 ST105 ST137 ST86 ST130 ST195 ST210 ST171 ST75 ST620 ST517 ST87 ST936 ST266 ST78 ST147 ST557 ST125 ST229 ST97 ST106 ST132 ST857 ST145 ST119 ST962 ST114 ST167 ST144 ST117 ST146 ST449 ST237 ST68 ST58 ST123 ST34 ST54 ST66 ST346 ST65 ST868 ST199 ST130 ST158 ST165 ST121 ST59 ST142 ST834 ST100 ST134 ST144 ST603 ST11 ST750 ST119 ST75 ST162 ST152 ST81 ST70 ST309 ST128 ST740 ST153 ST51 ST100 ST848 ST148 ST146 ST88 ST93 ST124 ST69 ST302 ST80 ST240 ST146 ST67 ST139 ST77 ST98 ST58 ST86 ST122 ST120 ST134 ST132 ST142 ST119 ST110 ST120 ST139 ST97 ST98 ST95 ST134 ST57 ST91 ST78 STA6 ST136 ST175 ST57 ST103 ST209 ST849 STD5 ST145 ST53 ST164 ST117 ST120 ST68 ST98 ST131 ST138 ST145 ST85 ST281 ST138 ST62 ST200 ST113 ST90 ST166 ST226 ST129 ST122 ST54 ST108 ST89 ST68 ST72 ST123 ST149 ST115 ST138 ST178 ST107 ST130 ST124 ST132 ST101 ST430 ST114 ST114 ST136 ST134 ST126 ST37 ST73 ST144 ST115 ST159 ST128 ST212 ST105 ST282 ST145 ST58 ST68 ST126 ST124 ST148 ST166 ST81 ST113 ST130 ST234 ST675 ST79 STD8 ST59 STA2 ST71 ST78 ST127 ST59 ST137 ST157 ST108 ST158 ST31 ST50 ST137 ST53 ST65 ST64 ST453 ST160 ST339 ST75 ST152 ST159 ST66 ST148 ST965 ST55 ST403 ST152 ST110 ST102 ST141 ST110 ST125 STM ST61 ST144 ST138 ST113 ST73 ST944 ST84 ST112 ST131 ST91 ST55 ST156 ST162 ST56 ST144 ST176 ST113 ST137 ST226 ST146 ST78 ST125 ST75 ST122 ST826 ST91 ST51 ST121 ST50 ST61 ST102 ST114 ST113 ST74 ST123 ST110 ST126 ST817 ST151 ST116 ST112 ST44 ST76 STB5 ST122 ST61 ST128 ST58 ST50 ST207 ST113 ST105 ST96 ST145 ST78 ST135 ST127 ST732 STO ST75 ST122 ST65 ST156 ST93 ST124 ST76 ST279 ST124 ST102 ST307 ST109 ST138 ST79 ST112 ST65 ST167 ST125 ST135 ST56 ST72 ST68 ST148 ST115 ST103 ST172 ST122 ST69ST73 ST63 ST72 ST104 ST149 ST569 ST26 ST293 ST68 ST221 ST247 ST74 STA3 ST68 ST149 ST113 ST53 ST148 ST113 ST188 STA4 ST64 ST125 ST12 ST98 STA ST143 ST118 ST122 ST192 ST84 ST102 ST130 STA10 ST87 ST272 ST103 ST162 ST83 ST59 ST29 ST142 ST74 ST77 ST73 ST330 ST82 ST103 ST24 ST87 ST136 ST163 ST75 ST102 ST142 ST532 ST58 ST66 ST137 ST69ST119 ST137 ST61 ST144 ST111 ST105 ST57 ST186 ST127 ST112 ST145 ST71 ST63 ST406 ST71 ST202 ST703 ST80 ST733 ST121 ST180 ST51 ST72 ST110 ST137 ST142 ST62 ST158 ST174 ST157 ST448 ST839 ST238 ST117 ST54 ST110 ST40 ST92 ST102 ST136 ST207 ST147 ST148 ST80 ST130 ST123 ST119 ST117 ST434 ST104 ST119 ST19 ST83 ST244 STE1 ST424 ST704 ST117 ST55 ST50 ST118 ST173 ST73 ST38 ST183 ST79 ST53 ST117 ST90 ST81 ST570 ST677 ST48 ST60 ST51 ST162 ST255 ST89 ST99 ST113 ST533 ST94 ST223 ST145 ST110 ST558 ST101 ST161 ST72 ST59 ST525 ST116 ST67 ST36 ST67 ST70 ST115 ST68 ST63 ST70 STJ ST144 ST189 ST118 ST134 ST204 ST70 ST248 ST845 ST76 ST202 ST68 ST59 ST64 ST70 ST81 ST755 ST72 ST120 ST720 ST111 ST109 ST120 ST79 ST54 ST86 ST38 ST965 ST170 ST71 ST181 ST87 ST141 ST102 ST252 ST99 ST60 ST139 ST63 STC1 ST103 ST54 ST121 ST177 ST107 ST119 ST89 ST107 ST80 ST81 ST95 ST171 ST115 ST83 ST110 ST58 ST77 ST74 ST356 ST187 ST87 ST123 ST122 ST62 ST345 ST63 ST40 ST73 ST140 ST973 ST132 ST492 ST151 ST102 ST108 ST74 ST134 ST79 ST69 ST47 ST335 ST495 ST75 ST86 ST16 ST76 ST74 ST61 ST129 ST50 ST149 ST55 ST68 ST57 ST105 ST173 ST65 ST66 ST99 ST133 ST99 ST107 ST464 ST73 ST55 ST41 ST305 ST123 ST121 ST85 ST225 ST145 ST83 ST69 ST152 ST123 ST602 ST72 ST542 ST154 ST74 ST135 ST71 ST500 ST110 ST106 ST101 ST832 ST140 ST90 ST859 ST101 ST111 ST221 ST117 ST125 ST57 ST116 ST523 ST81 ST491 ST79 ST103 ST205 ST40 ST149 ST155 ST85 ST106 ST170 ST140 ST47 ST68 ST105 ST889 ST36 ST692 ST273 ST112 ST92 ST248 ST242 ST142 ST59 ST126 ST74 ST120 ST128 ST41 ST76 ST112 ST791 ST134 ST151 ST563 ST404 ST353 ST93 ST58 ST229 ST118 ST103 ST73 ST67 ST33 ST87 ST190 ST269 ST46 ST140 ST112 ST145 ST65 ST128 ST156 ST51 ST54 ST152 ST106 ST52 ST148 ST101 ST254 ST118 ST163 ST116 ST46 ST217 STB ST55 ST57 ST827 ST107 ST52 ST172 ST114 ST146 ST804 ST136 ST111 ST82 ST43 ST143 ST70 ST96 ST143 ST47 ST68 ST101 ST142 ST153 ST232 ST56 ST315 ST35 ST505 ST220 ST90 ST124 ST74 ST223 ST123 ST31 ST70 ST109 ST211 ST77 ST329 ST429 ST143 ST188 ST60 ST34 ST143 ST148 ST211 ST101 ST96 ST552 ST85 ST51 ST14 ST42 ST69 ST60 ST85 ST127 ST63 ST110 ST49 ST707 ST119 ST128 ST131 ST107 ST311 ST75 ST120 ST55 ST41 ST219 ST112 STE4 ST70 STT ST60 ST99 ST126 ST65 ST76 ST109 ST75 ST347 ST72 ST100 ST109 ST52 ST79 ST58ST44 ST75 ST52 ST126 ST54 ST88 ST3 ST82 ST141 ST108 ST55 ST123 ST257 ST114 ST63 ST157 ST66 ST33 ST60 ST101 ST58 ST139 ST158 ST156 ST69 ST60 ST146 ST120 ST89 ST105 ST133 ST64 ST51 ST511 ST126 ST65 ST150 ST192 ST115 ST183 ST64 ST179 ST68 ST154 ST55 ST57 ST123 ST172 ST142 ST234 ST55 ST140 ST128 ST164 ST103 ST53 ST86 ST182 ST63 ST122 ST127 ST197 ST509 ST70 ST112 ST151 ST248 ST105 ST74 ST83 ST147 ST267 ST78 ST201 ST239 ST333 ST203 ST43 ST57 ST284 ST108 ST57 ST107 ST59 ST65 ST54 ST111 ST25 ST71 ST184 ST114 ST275 ST56 ST166 ST461 ST115 ST154 ST694 ST111 ST119 ST101 ST57 ST137 ST503 ST341 ST958 ST60 ST140 ST85 ST59 ST73 ST102 ST55 ST53 ST53 ST106 ST145 ST126 ST113 ST62 ST161 ST125 ST138 ST95 ST65 ST66 ST341 ST115 ST75 ST121 ST55 ST219 ST121 ST343 ST600 ST27 ST59 ST110 ST57 ST136 ST103 ST85 ST62 ST69 ST68 ST53 ST149 ST183 ST55 ST137 ST487 ST60 ST274 ST138 ST304 ST242 ST173 ST61 ST74 ST140 ST680 ST117 ST124 ST154 ST132 ST61 ST140 ST105 ST135 ST158 ST80 ST152 ST63 STC4 ST73 ST96 ST131 ST85 ST73 ST47 ST116 ST88 ST133 ST274 ST62 ST102 ST300 ST709 ST104 ST82 ST129 ST310 ST110 ST159 ST102 ST50 ST124 ST120 ST39 ST150 ST139 ST151 ST184 ST226 ST912 ST122 ST701 ST182 ST120 ST102 ST82 ST76 ST154 ST158 ST104 ST540 ST45 ST55 ST103 ST180 ST227 ST969 ST122 ST126 ST75 ST113 ST239 ST104 STE3 ST117 ST125 ST62 ST138 ST206 ST64 ST102 ST62 ST270 ST68 ST35 ST59 ST60 ST194 ST101 ST97 ST233 ST112 ST128 ST159 ST140 ST70 ST702 ST58 ST312 ST57 ST167 ST102 ST697 ST311 ST114 ST149 ST176 ST110 ST50 STB ST167 ST166 ST72 ST101 ST302 ST75 ST94 ST164 ST74 ST66 ST61 ST82 ST243 ST61 ST184 ST51 ST73 ST508 ST171 ST123 ST76 ST143 ST115 ST621 ST186 ST131 ST23 ST124 ST135 ST136 ST109 ST96 ST154 ST100 ST148 ST143 ST113 ST428 ST64 ST189 ST118 ST117 ST186 ST847 ST92 ST135 ST43 ST668 ST103 ST124 ST64 ST157 ST120 ST113 ST104 STD4 ST51 ST145 ST408 ST220 ST55 ST125 ST110 ST264 ST106 ST83 ST53 ST112 ST223 ST111 ST67 ST427 ST91 ST185 ST61 ST123 ST133 ST116 ST70 ST57 ST52 ST104 ST406 ST61 ST344 ST60 ST76 ST134 ST73 ST85 ST58 ST113 ST130 ST109 ST122 ST114 ST411 ST51 ST124 ST214 ST63 ST132 ST63 ST121 ST77 ST481 ST143 ST148 ST155 ST58 ST52 ST129 ST100 ST171 ST52 ST222 ST164 ST71 ST74 ST81 ST72 ST111 ST90 ST41 ST63 ST241 ST276 ST111 ST262 ST121 ST58 ST111 ST138 ST57 ST114 ST147 ST169 ST104 ST169 ST131 ST67 ST122 ST114 STC5 ST51 STA8 ST136 ST127 ST734 ST57 ST147ST108 STD6 ST407 ST92 STD1 ST129 ST51 ST104 ST67 ST49 ST127 ST60 ST67 ST65 ST146 ST67 ST500 ST150 ST103 ST67 ST36 ST123 ST73 ST82 ST70 ST118 ST153 ST343 ST45 ST115 ST14 ST348 ST308 ST80 ST622 ST642 ST105 ST128 ST103 ST97 ST56 ST111 ST81 ST66 ST51 ST65 ST55 ST135 ST84 ST162 ST160 ST70 ST91 ST837 ST118 ST73 ST94 ST218 ST164 ST108 ST75 ST131 ST71 ST52 ST9 ST52 ST831 ST119 ST125 ST623 ST69 ST94 ST413 ST104 ST159 ST70 ST53 ST27 ST236 ST156 ST72 ST112 ST105 ST56 ST301 ST86 ST161 ST62 ST49 ST213 ST71 ST507 ST307 ST132 ST141 ST105 ST551 ST94 ST138 ST115 ST155 ST58 ST79 ST65 ST41 ST93 ST113 ST340 ST86 ST73 ST111 ST40 ST32 ST258 ST132 ST139 ST107 ST56 ST61 ST60 ST139 ST118 ST63 ST241 ST105 ST140 ST59 ST103 ST122 ST434 ST151 ST123 ST39 ST68 ST102 ST156 ST210 ST61 ST106 ST213 ST57 ST93 ST115 ST141 ST52 ST252 ST213 ST100 ST220 ST157 ST48 ST32 ST117 ST111 ST133 ST107 ST93 ST240 ST150 ST12 ST146 ST916 ST157 ST135 ST107 ST173 ST35 ST137 ST104 ST85 ST155 ST164 ST43 ST128 ST6 ST135 ST56 ST79 ST290 ST81 ST66 ST100 ST51 ST56 ST110 ST72 ST106 ST222 ST107 ST137 ST161 ST59 ST108 ST161 ST75 ST163 ST108 ST50 ST135 ST118 ST53 ST65 ST101 ST101 ST116 ST79 ST97 STA5 ST62 ST84 ST66 ST170 ST134 ST48 STB3 ST119 ST89 ST133 ST81 ST171 ST56 ST86 ST37 STD9 STD2 ST160 ST86 ST165 ST60 ST127 ST78 ST73 ST442 ST95 ST174 ST126 ST126 ST115 ST118 ST170 ST83 ST52 ST65 ST171 ST49 ST119 ST86 ST513 ST129 ST256 ST923 ST62 ST128 ST665 ST146 ST111 ST54 ST81 ST79 ST71 ST57 ST139 ST136 ST93 ST65 ST106 ST144 ST112 ST70 ST80 ST122 ST84 ST129 ST177 ST156 ST75 ST60 ST102 ST206 ST104 ST190 ST68 ST340 ST129 ST54 ST78 ST109 ST236 ST165 ST116 ST130 ST72 ST104 ST161 ST58 ST73 ST82 ST452 ST102 ST169 ST76 ST117 ST64 ST110 ST706 ST71 ST163 ST54 ST107 ST60 ST404 ST74 ST118 ST168 ST525 ST141 ST110 ST77 ST101 ST158 ST54 ST135 ST53 ST232 ST168 ST63 ST61 ST127 ST185 ST68 ST104 ST449 ST119 ST256 ST144 ST201 ST615 ST112 ST45 ST75 ST52 ST138 ST115 ST61 ST134 ST54 ST132 ST560 ST60 ST216 ST87 ST59 ST153 STC3 ST113 ST63 ST68 ST59 ST107 ST58 ST68 ST134 ST71 ST85 ST66 ST114 ST51 ST112 ST84 ST176 ST73 ST57 ST126 ST88 STE2 ST117 ST92 ST57 ST94 ST203 ST103 ST115 ST153 ST64 ST60 ST119 ST116 ST51 ST66 STB4 ST118 ST105 ST55 ST704 ST67 ST119 ST237 ST86 ST163 ST303 ST230 ST203 ST81 ST153 ST135 ST105 ST140 ST84 ST201 ST32 ST78 ST694 ST55 ST109 ST58 ST115 ST68 ST710 ST159 ST114 ST101 ST113 ST81 ST82 ST59 ST59 ST66 ST145 ST61 ST42 ST157 ST119 ST77 ST51 ST109 ST65 ST156 ST139 ST58 ST58 ST118 ST119 ST53 ST116 ST112 ST130 ST150 ST856 ST540 ST33 ST75 ST79 ST328 ST60 ST89 ST57 ST100 ST101 ST126 ST117 ST118 ST87 ST129 ST55 ST204 ST102 ST61 ST84 ST76 ST90 ST119 ST71 ST110 ST62 ST99 ST56 ST336 ST56 ST61 ST80 ST67 ST131 ST112 ST137 ST159 ST129 ST61 ST142 ST65 ST123 ST60 ST89 ST25 ST71 ST136 ST49 ST103 ST700 ST126 ST62 ST696 ST127 ST84 ST76 ST444 ST196 ST55 ST63 ST56 ST62 ST166 ST72 ST126 ST851 ST129 ST147 ST27 ST59 ST75 ST51 ST95 ST42 ST102 ST72 ST141 ST67 ST65 ST61 ST186 ST68 ST948 ST51 ST126 ST36 ST45 ST112 ST109 ST265 ST57 ST118 ST57 ST34 ST82 ST117 ST66 ST76 ST64 ST65 ST702 ST109 ST131 ST59 ST114 ST54 ST116 ST21 ST55 ST146 ST64 ST74 ST73 ST160 ST74 ST67 ST97 ST58 ST67 ST66 ST114 ST539 ST106 ST81 ST168 ST788 ST109 ST137 ST114 ST63 ST117 ST116 ST85 ST73 ST103 ST132 ST121 ST67 ST258 ST86 ST103 ST62 ST102 ST107 ST45 ST58 ST106 ST346 ST118 ST103 ST26 ST175 ST54 ST59 ST78 ST136 ST467 ST225 ST59 ST103 ST325 ST77 ST54 ST51 ST53 ST77 ST151 ST62 STD7 ST547 ST56 ST125 ST111 ST139 ST61 ST138 ST70 ST91 ST54 ST53 ST188 ST71 ST115 ST43 ST47 ST61 ST169 ST126 ST40 ST46 ST106 STD3 ST66 ST266ST157 ST63 ST234 ST111 ST129 ST56 ST249 ST705 ST116 ST69 ST134 ST71 ST131 ST110 ST89 STA1 ST71 ST109 ST61 ST61 ST64 ST267 ST69 ST60 ST56 ST68 ST108 ST77 ST710 ST180 ST65 ST57 ST65 ST54 ST101 ST64 ST64 ST116 ST116 ST50 ST50 ST40 ST37 ST73 ST4 ST92 ST86 ST45 ST51 ST20 ST36 ST55 ST56 ST32 ST10 ST20 ST54 ST8 ST37 ST56 ST15 ST69 ST33 ST53 ST2 ST9 ST51 ST37 ST30 ST7 ST9 ST36 ST30 ST27 ST22 ST11 ST35 ST33 ST59 ST34 ST33 ST57 ST24 ST22 ST54 ST1 ST81 ST109 ST18 ST1 ST35 ST115 ST131 ST25 ST42 ST21 ST19 ST14 ST18 ST46 ST36 ST42 ST52 ST15 ST30 ST90 ST86 ST8 ST72 ST88 ST82 ST55 ST51 ST53 ST34 ST41 ST33 ST33 ST32 ST43 ST60 ST85 ST79 ST73 ST33 ST45 ST13 ST11 ST25 ST44 ST46 ST24 ST9 ST21 ST35 ST5 ST29 ST59 ST29 ST28 ST17 ST68 ST16 ST7 ST31 ST21 ST19 ST9 ST7 ST17 ST8 ST55 ST18 ST33 ST2 ST34 ST8 ST23 ST55 ST12 ST87 ST68 ST29 ST60 ST31 ST44 ST15 ST70 ST36 ST133 ST32 ST29 ST5 ST21 ST19 ST22 ST55 ST21 ST26 ST70 ST22 ST27 ST47 ST5 ST19 ST37 ST145 ST8 ST25 ST3 ST10 ST23 ST97 ST30 ST27 ST42 ST5 ST10 ST42 ST24 ST121 ST18 ST44 ST37 ST116 ST104 ST19 ST22 ST107 ST28 ST24 ST26 ST52 ST13 ST32 ST38 ST22 ST19 ST171 ST41 ST51 ST29 ST41 ST132 ST82 ST30 ST37 ST36 ST4 ST64 ST25 ST20 ST48 ST24 ST32 ST38 ST30 ST55 ST58 ST33 ST32 ST60 ST44 ST83 ST75 ST57 ST38 ST73 ST54 ST66 ST107 ST53 ST27 ST17 ST150 ST18 ST118 ST53 ST20 ST66 ST83 ST80 ST27 ST31 ST11 ST23 ST43 ST8 ST20 ST11 ST28 ST9 ST22 ST22 ST22 ST32 ST108 ST31 ST86 ST37 ST17 ST96 ST62 ST24 ST112 ST31 ST21 ST34 ST37 ST59 ST29 ST25 ST69 ST25 ST76 ST12 ST24 ST85 ST17 ST39 ST27 ST46 ST29 ST19 ST35 ST87 ST43 ST17 ST7 ST40 ST68ST26 ST35 ST152 ST27 ST16 ST35 ST78 ST76 ST31 ST113 ST113 ST12 ST32 ST15 ST6 ST34 ST13 ST30 ST15 ST20 ST20 ST8 ST46 ST143 ST64 ST73 ST65 ST23 ST48 ST37 ST41 ST41 ST66 ST31 ST29 ST51 ST17 ST19 ST36 ST33 ST47 ST31 ST93 ST49 ST50 ST50 ST3 ST45 ST17 ST28 ST52 ST26 ST1 ST149 ST6 ST31 ST25 ST79 ST18 ST15 ST9 ST30 ST24 ST14 ST29 ST3 ST142 ST5 ST61 ST75 ST83 ST52 ST5 ST25 ST89 ST34 ST39 ST18 ST50 ST46 ST27 ST24 ST48 ST83 ST31 ST14 ST16 ST33 ST29 ST16 ST17 ST4 ST17 ST29 ST12 ST9 ST41 ST76 ST20 ST50 ST25 ST28 ST6 ST20 ST21 ST22 ST36 ST77 ST20 ST52 ST19 ST29 ST32 ST61 ST25 ST16 ST33 ST28 ST2 ST42 ST47 ST5 ST45 ST27 ST10 ST13 ST1 ST27 ST37 ST44 ST13 ST39 ST144 ST41 ST130 ST3 ST110 ST20 ST15 ST135 ST33 ST19 ST14 ST40 ST57 ST25 ST81 ST36 ST43 ST94 ST24 ST9 ST14 ST18 ST10 ST25 ST103 ST14 ST6 ST39 ST25 ST28 ST32 ST32 ST25 ST66 ST21 ST43 ST22 ST39 ST5 ST59 ST21 ST2 ST44 ST19 ST54 ST25 ST43 ST76 ST13 ST44 ST67 ST90 ST13 ST35 ST34 ST78 ST24 ST67 ST24 ST15 ST47 ST75 ST27 ST14 ST13 ST13 ST24 ST120 ST23 ST13 ST45 ST20 ST4 ST7 ST75 ST26 ST17 ST95 ST50 ST60 ST70 ST29 ST46 ST3 ST17 ST39 ST49 ST39 ST9 ST7 ST22 ST31 ST23 ST37 ST21 ST17 ST11 ST21 ST36 ST51 ST32 ST26 ST27 ST21 ST39 ST19 ST78 ST23 ST36 ST31 ST38 ST13 ST27 ST12 ST17 ST18 ST27 ST21 ST27 ST26 ST8 ST18 ST45 ST2 ST4 ST12 ST13 ST6 ST45 ST14 ST14 ST23 ST51 ST71 ST20 ST44 ST11 ST8 ST11 ST123 ST56 ST37 ST104 ST42 ST23 ST5 ST49 ST39 ST16 ST57 ST26 ST9 ST74 ST15 ST28 ST31 ST34 ST55 ST54 ST22 ST8 ST17 ST24 ST10 ST60 ST47 ST30 ST72 ST24 ST57 ST10 ST20 ST47 ST4 ST40 ST17 ST83 ST22 ST37 ST49 ST139 ST38 ST17 ST86 ST33 ST19A ST27 ST35 ST55 ST21 ST35 ST18 ST38 ST37 ST103 ST38 ST27 ST50 ST43 ST76 ST12 ST18 ST19 ST115 ST20 ST38 ST6 ST39 ST68 ST134 ST27 ST45 ST8 ST6 ST10 ST18 ST40 ST89 ST1 ST33 ST17 ST1 ST16 ST61 ST28 ST9 ST13 ST4 ST35 ST21 ST125 ST16 ST40 ST93 ST19 ST14 ST37 ST40 ST49 ST51 ST36 ST3 ST18 ST84 ST32 ST50 ST23 ST18 ST54 ST32 ST10 ST2 ST38 ST28 ST4 ST57 ST23 ST10 ST82 ST101 ST41 ST40 ST44 ST11 ST7 ST146 ST39 ST55 ST16 ST82 ST35 ST3 ST19 ST10 ST35 ST33 ST10 ST8 ST52 ST10 ST36 ST31 ST10 ST69 ST39 ST6 ST41 ST78 ST38 ST24 ST6 ST138 ST38 ST22 ST12 ST33 ST92 ST19 ST19 ST32 ST67 ST16 ST20 ST5 ST82 ST38 ST19 ST28 ST22 ST19 ST16 ST77 ST27 ST4 ST45 ST4 ST57 ST44 ST14 ST11 ST44 ST16 ST25 ST33 ST74 ST46 ST18 ST20 ST10 ST19 ST43 ST125 ST7 ST39 ST41 ST1 ST1 ST31 ST24 ST44 ST10 ST98 ST3 ST20 ST39 ST60 ST37 ST30 ST60 ST25 ST151 ST158 ST60 ST11 ST32 ST31 ST76 ST19 ST28 ST16 ST38 ST30 ST18 ST60 ST10 ST77 ST11 ST21 ST90 ST12 ST13 ST48 ST74 ST16 ST8 ST29 ST25 ST71 ST51 ST42 ST30 ST3 ST41 ST15 ST29 ST12 ST94 ST26 ST1 ST60 ST8 ST72 ST17 ST50 ST3 ST36 ST22 ST48 ST29 ST23 ST14 ST42 ST58 ST2 ST7 ST3 ST39 ST85 ST48 ST3 ST33 ST10 ST41 ST23 ST28 ST6 ST20 ST116 ST23 ST2 ST96 ST3 ST7 ST14 ST11 ST9 ST29 ST20 ST1 ST70 ST8 ST16 ST28 ST19 ST90 ST28 ST6 ST23 ST49 ST56 ST47 ST24 ST15 ST149 ST37 ST30 ST48 ST3 ST69 ST2 ST4 ST54 ST12 ST2 ST31 ST20 ST50 ST16 ST2 ST74 ST30 ST24 ST41 ST9 ST50 ST1 ST9 ST48 ST45 ST19 ST8 ST53 ST85 ST134 ST35 ST10 ST8 ST10 ST1 ST18 ST13 ST3 ST25 ST26 ST17 ST9 ST4 ST11 ST26 ST25 ST1 ST16 ST23 ST72 ST28 ST16 ST36 ST27 ST22 ST10 ST18 ST123 ST10 ST28 ST14 ST15 ST18 ST66 ST7 ST67 ST54 ST11 ST24 ST36 ST13 ST50 ST14 ST97 ST25 ST21 ST24 ST133 ST28 ST31 ST63 ST15 ST50 ST14 ST24 ST23 ST3 ST38 ST2 ST15 ST48 ST1 ST12 ST4 ST21 ST31 ST32 ST25 ST38 ST33 ST20 ST34 ST38 ST11 ST79 ST43 ST2 ST13 ST91 ST6 ST45 ST34 ST18 ST2 ST71 ST31 ST62 ST124 ST12 ST7 ST29 ST11 ST10 ST5 ST39 ST15 ST22 ST20 ST9 ST15 ST18 ST32 ST18 ST82 ST19 ST89 ST15 ST104 ST15 ST32 ST24 ST2 ST22 ST40 ST32 ST20 ST6 ST30 ST14 ST18 ST49 ST24 ST39 ST19 ST25 ST64 ST27 ST32 ST5 ST36 ST18 ST21 ST28 ST30 ST4 ST6 ST10 ST31 ST5 ST31 ST19 ST27 ST4 ST34 ST33 ST19 ST23 ST12 ST70 ST2 ST6 ST26 ST62 ST26 ST13 ST32 ST8 ST25 ST29 ST69 ST51 ST6 ST13 ST63 ST12 ST20 ST17 ST6 ST45 ST1 ST51 ST16 ST111 ST20 ST119 ST15 ST94 ST20 ST58 ST2 ST15 ST14 ST1 ST78 ST13 ST3 ST75 ST37 ST65 ST6 ST24 ST29 ST31 ST24 ST9 ST31 ST28 ST8 ST48 ST81 ST16 ST13 ST32 ST11 ST39 ST5 ST102 ST29 ST46 ST28 ST22 ST32 ST6 ST4 ST23 ST44 ST16 ST13 ST7 ST25 ST8 ST46 ST19 ST73 ST36 ST7 ST5 ST12 ST12 ST84 ST63 ST87 ST31 ST8 ST27 ST45 ST17 ST6 ST7 ST30 ST22 ST5 ST32 ST30 ST16 ST27 ST17 ST33 ST27 ST43 ST8 ST4 ST86 ST36 ST23 ST14 ST5 ST27 ST23 ST24 ST8 ST33 ST23 ST13 ST23 ST34 ST34 ST16 ST12 ST28 ST5 ST36 ST4 ST130 ST32 ST78 ST28 ST29 ST49 ST10 ST21 ST54 ST25 ST51 ST38 ST33 ST16 ST32 ST21 ST34 ST5 ST4 ST50 ST10 ST52 ST7 ST19 ST35 ST9 ST32 ST11 ST26 ST31 ST35 ST42 ST16 ST40 ST36 ST7 ST47 ST38 ST2 ST6 ST62 ST58 ST8 ST8 ST23 ST33 ST32 ST43 ST34 ST7 ST5 ST132 ST23 ST13 ST12 ST13 ST11 ST11 ST24 ST7 ST14 ST25 ST27 ST18 ST26 ST24 ST26 ST30 ST103 ST53 ST23 ST37 ST46 ST16 ST101 ST17 ST35 ST15 ST40 ST44 ST49 ST17 ST10 ST28 ST31 ST33 ST55 ST32 ST21 ST28 ST22 ST32 ST34 ST12 ST26 ST13 ST23 ST25 ST60 ST20 ST12 ST5 ST15 ST48 ST26 ST28 ST12 ST21 ST31 ST1 ST6 ST32 ST17 ST20 ST24 ST20 ST20 ST34 ST52 ST15 ST56 ST14 ST9 ST33 ST8 ST32 ST17 ST9 ST16 ST85 ST68 ST47 ST22 ST40 ST71 ST12 ST3 ST5 ST6 ST27 ST96 ST20 ST32 ST34 ST53 ST22 ST23 ST15 ST21 ST79 ST66 ST9 ST15 ST41 ST90 ST9 ST39 ST15 ST17 ST2 ST7 ST8 ST34 ST22 ST7 ST14 ST6 ST48 ST15 ST39 ST106 ST77 ST29 ST17 ST25 ST26 ST29 ST133 ST6 ST30 ST13 ST25 ST3 ST10 ST6 ST40 ST52 ST19 ST75 ST1 ST26 ST13 ST59 ST24 ST31 ST18 ST8 ST23 ST16 ST24 ST30 ST18 ST7 ST68 ST22 ST18 ST23 ST1 ST14 ST13 ST9 ST22 ST36 ST3 ST2 ST102 ST28 ST27 ST7 ST29 ST112 ST2 ST36 ST19 ST3 ST22 ST17 ST20 ST22 ST52 ST31 ST8 ST2 ST9 ST40 ST5 ST15 ST50 ST5 ST51 ST22 ST21ST17 ST25 ST20 ST71 ST2 ST32 ST9 ST16 ST31 ST2 ST34 ST31 ST2 ST37 ST26 ST25 ST36 ST31 ST16 ST17 ST67 ST26 ST24 ST5 ST16 ST29 ST13 ST29 ST15 ST19 ST32 ST59 ST4 ST23 ST16 ST16 ST120 ST82 ST74 ST27 ST21 ST28 ST5 ST81 ST37 ST92 ST8 ST8 ST23 ST77 ST34 ST13 ST17 ST49 ST12 ST49 ST24 ST62 ST84 ST13 ST65 ST10 ST2 ST7 ST43 ST26 ST3 ST36 ST12 ST62 ST20 ST21 ST45 ST12 ST21 ST85 ST13 ST97 ST14 ST17 ST45 ST7 ST1 ST32 ST19 ST20 ST40 ST29 ST28 ST156 ST10 ST18 ST38 ST22 ST24 ST25 ST35 ST5 ST31 ST48 ST19 ST32 ST26 ST9 ST16 ST137 ST2 ST34 ST5 ST30 ST32 ST18 ST17 ST31 ST35 ST60 ST69 ST25 ST18 ST64 ST31 ST42 ST36 ST21 ST2 ST15 ST24 ST56 ST7 ST21 ST22 ST20 ST2 ST31 ST11 ST28 ST31 ST37 ST32 ST42 ST1 ST23 ST36 ST21 ST24 ST22 ST37 ST33 ST153 ST39 ST35 ST22 ST57 ST21 ST15 ST11 ST29 ST12 ST24 ST13 ST115 ST7 ST4 ST19 ST10 ST12 ST2 ST17 ST13 ST47 ST2 ST11 ST80 ST43 ST14 ST38 ST46 ST10 ST27 ST13 ST21 ST9 ST53 ST21 ST44 ST39 ST23 ST18 ST19 ST8 ST11 ST22 ST23 ST70 ST19 ST9 ST2 ST16 ST30 ST58 ST11 ST42 ST2 ST13 ST20 ST17 ST66 ST13 ST9 ST18 ST83 ST44 ST26 ST19 ST13 ST6 ST4 ST1 ST14 ST33 ST12 ST48 ST136 ST21 ST44 ST19 ST16 ST3 ST10 ST14 ST6 ST54 ST21 ST5 ST14 ST26 ST33 ST49 ST138 ST16 ST19 ST31 ST15 ST31 ST37 ST23 ST31 ST32 ST63 ST11 ST19 ST23 ST6 ST32 ST21 ST15 ST28 ST28 ST40 ST83 ST63 ST24 ST2 ST17 ST33 ST3 ST54 ST32 ST30 ST17 ST12 ST6 ST19 ST42 ST51 ST15 ST17 ST20 ST24 ST46 ST11 ST12 ST16 ST2 ST14 ST3 ST24 ST16 ST6 ST11 ST11 ST15 ST1 ST4 ST35 ST42 ST6 ST18 ST14 ST19 ST40 ST43 ST53 ST6 ST19 ST8 ST8 ST24 ST12 ST7 ST36 ST13 ST28 ST60 ST78 ST56 ST27 ST3 ST8 ST36 ST27 ST5 ST18 ST33 ST24 ST15 ST2 ST35 ST14 ST55 ST1 ST40 ST39 ST12 ST8 ST24 ST8 ST7 ST1 ST6 ST45 ST26 ST30 ST130 ST38 ST13 ST2 ST41 ST36 ST79 ST44 ST10 ST33 ST32 ST34 ST42 ST25 ST7 ST11 ST28 ST25 ST23 ST15 ST72 ST9 ST40 ST35 ST24 ST41 ST35 ST4 ST20 ST13 ST61 ST26 ST30 ST59 ST10 ST21 ST4 ST12 ST33 ST20 ST3 ST9 ST6 ST10 ST8 ST3 ST27 ST1 ST33 ST1 ST8 ST9 ST39 ST26 ST20 ST26 ST34 ST26 ST43 ST11 ST2 ST32 ST19 ST13 ST1 ST4 ST15 ST16 ST15 ST22 ST35 ST18 ST59 ST15 ST11 ST31 ST4 ST24 ST11 ST18 ST7 ST20 ST56 ST3 ST18 ST30 ST13 ST44 ST18 ST15 ST8 ST41 ST22 ST38 ST30 ST34 ST3 ST11 ST56 ST17 ST14 ST11 ST5 ST4 ST8 ST39 ST43 ST15 ST35 ST26 ST26 ST5 ST38 ST27 ST14 ST1 ST16 ST54 ST22 ST15 ST7 ST26 ST17 ST13 ST16 ST46 ST22 ST11 ST22 ST20 ST56 ST35 ST9 ST99 ST37 ST8 ST36 ST11 ST22 ST36 ST28 ST3 ST1 ST7 ST8 ST81 ST11 ST9 ST38 ST12 ST14 ST38 ST58 ST36 ST21 ST33 ST35 ST6 ST18 ST2 ST20 ST1 ST20 ST5 ST21 ST23 ST32 ST11 ST26 ST34 ST10 ST73 ST25 ST24 ST26 ST7 ST26 ST74 ST8 ST28 ST28 ST15 ST34 ST37 ST28 ST4 ST13 ST1 ST12 ST10 ST57 ST33 ST6 ST13 ST15 ST20 ST14 ST4 ST32 ST39 ST10 ST12 ST16 ST35 ST30 ST5 ST7 ST23 ST22 ST75 ST29 ST57 ST16 ST26 ST8 ST2 ST49 ST21 ST29 ST16 ST54 ST1 ST43 ST12 ST10 ST21 ST2 ST1 ST79 ST6 ST15 ST22 ST2 ST11 ST70 ST41 ST57 ST53 ST35 ST30 ST27 ST28 ST34 ST21 ST26 ST11 ST19 ST13 ST49 ST52 ST18 ST27 ST10 ST37 ST17 ST21 ST36 ST10 ST23 ST23 ST12 ST15 ST13 ST21 ST36 ST30 ST1 ST32 ST24 ST8 ST21 ST137 ST10 ST20 ST46 ST14 ST18 ST19 ST91 ST17 ST11 ST31 ST4 ST68 ST37 ST66 ST13 ST22 ST8 ST35 ST1 ST17 ST40 ST5 ST52 ST4 ST19 ST8 ST101 ST51 ST3 ST6 ST7 ST11 ST14 ST30 ST12 ST25 ST93 ST27 ST47 ST17 ST7 ST9 ST68 ST86 ST18 ST29 ST1 ST17 ST4 ST119 ST15 ST30 ST12 ST13 ST20 ST22 ST11 ST35 ST23 ST26 ST29 ST4 ST22 ST4 ST6 ST5 ST11 ST46 ST128 ST14 ST2 ST22 ST4 ST18 ST45 ST5 ST1 ST12 ST8 ST19 ST42 ST33 ST19 ST30 ST13 ST41 ST9 ST25 ST22 ST48 ST66 ST8 ST9 ST14 ST13 ST14 ST34 ST51 ST28 ST44 ST23 ST11 ST10 ST10 ST15 ST17 ST15 ST48 ST32 ST21 ST37 ST25 ST24 ST27 ST7 ST42 ST30 ST33 ST21 ST34 ST21 ST22 ST17 ST50 ST13 ST36 ST122 ST15 ST121 ST44 ST25 ST7 ST92 ST17 ST20 ST61 ST16 ST71 ST60 ST9 ST6 ST16 ST2 ST8 ST31 ST4 ST29 ST9 ST40 ST26 ST53 ST25 ST5 ST34 ST10 ST21 ST26 ST8 ST11 ST23 ST15 ST5 ST54 ST56 ST24 ST25 ST49 ST46ST30 ST15 ST19 ST16 ST24 ST50 ST10 ST25 ST13 ST25 ST5 ST3 ST4 ST332 ST14 ST32 ST1 ST61 ST107 ST58 ST10 ST47 ST35 ST41 ST73 ST2 ST18 ST38 ST9 ST17 ST13 ST10 ST30 ST18 ST24 ST5 ST20 ST14 ST20 ST21 ST10 ST18 ST16 ST10 ST13 ST39 ST19 ST13 ST14 ST27 ST6 ST14 ST16 ST61 ST68 ST76 ST13 ST31 ST3 ST2 ST35 ST6 ST21 ST1 ST10 ST30 ST54 ST17 ST4 ST41 ST3 ST9 ST10 ST9 ST25 ST1 ST9 ST2 ST14 ST15 ST37 ST17 ST9 ST11 ST31 ST22 ST15 ST10 ST15 ST23 ST16 ST33 ST16 ST34 ST24 ST5 ST12 ST37 ST8 ST65 ST11 ST4 ST34 ST46 ST6 ST57 ST17 ST35 ST15 ST7 ST11 ST21 ST22 ST33 ST12 ST16 ST76 ST19 ST18 ST14 ST14 ST33 ST24 ST21 ST44 ST21 ST6 ST13 ST25 ST55 ST8 ST28 ST18 ST5 ST27 ST21 ST23 ST7 ST4 ST88 ST95 ST51 ST76 ST48 ST5 ST88 ST9 ST9 ST34 ST7 ST12 ST16 ST109 ST11 ST7 ST2 ST29 ST49 ST2 ST80 ST33 ST5 ST20 ST12 ST61 ST5 ST16 ST44 ST9 ST16 ST31 ST15 ST11 ST23 ST4 ST7 ST27 ST15 ST52 ST115 ST4 ST17 ST26 ST2 ST56 ST1 ST11 ST18 ST3 ST17 ST10 ST80 ST3 ST11 ST3 ST3 ST52 ST18 ST6 ST14 ST46 ST20 ST8 ST10 ST18 ST30 ST25 ST37 ST25 ST15 ST30 ST2 ST9 ST27 ST1 ST25 ST11 ST22 ST20 ST20 ST3 ST20 ST44 ST11 ST28 ST17 ST14 ST41 ST2 ST10 ST12 ST6 ST38 ST27 ST12 ST9 ST33 ST12 ST33 ST6 ST15 ST36 ST45 ST9 ST144 ST33 ST75 ST11 ST2 ST9 ST54 ST21 ST42 ST24 ST8 ST41 ST3 ST46 ST12 ST2 ST4 ST96 ST2 ST42 ST12 ST3 ST12 ST66 ST36 ST10 ST30 ST54 ST6 ST5 ST15 ST5 ST29 ST9 ST38 ST4 ST8 ST2 ST50 ST3 ST4 ST56 ST35 ST2 ST15 ST21 ST29 ST8 ST8 ST36 ST14 ST15 ST5 ST16 ST16 ST19 ST10 ST6 ST6 ST19 ST4 ST17 ST110 ST8 ST1 ST11 ST7 ST55 ST16 ST25 ST25 ST6 ST28 ST23 ST59 ST14 ST16 ST2 ST1 ST12 ST4 ST9 ST1 ST32 ST52 ST98 ST1 ST28 ST62 ST20 ST96 ST12 ST55 ST20 ST1 ST38 ST2 ST114 ST83 ST17 ST26 ST12 ST4 ST4 ST10 ST3 ST8 ST30 ST15 ST28 ST17 ST31 ST32 ST9 ST15 ST36 ST38 ST44 ST31 ST8 ST23 ST6 ST14 ST14 ST54 ST32 ST10 ST16 ST52 ST33 ST8 ST2 ST14 ST21 ST29 ST8 ST5 ST30 ST5 ST4 ST23 ST12 ST58 ST91 ST15 ST3 ST7 ST7 ST34 ST16 ST33 ST30 ST23 ST138 ST7 ST39 ST15 ST5 ST5 ST2 ST38 ST26 ST27 ST27 ST18 ST17 ST10 ST5 ST30 ST4 ST9 ST25 ST14 ST19 ST101 ST2 ST15 ST17 ST23 ST23 ST16 ST64 ST14 ST33 ST9 ST29 ST18 ST24 ST51 ST27 ST9 ST28 ST30 ST14 ST12 ST13 ST15 ST19 ST25 ST2 ST78 ST65 ST21 ST67 ST61 ST18 ST7 ST7 ST9 ST6 ST11 ST12 ST39 ST21 ST9 ST61 ST20 ST21 ST13 ST19 ST19 ST26 ST28 ST2 ST19 ST9 ST13 ST12 ST31 ST88 ST34 ST30 ST19 ST92 ST12 ST4 ST42 ST34 ST14 ST10 ST63 ST10 ST91 ST70 ST14 ST9 ST40 ST5 ST48 ST39 ST4 ST4 ST12 ST143 ST34 ST85 ST10 ST4 ST23 ST24 ST9 ST77 ST4 ST27 ST3 ST2 ST2 ST23 ST28 ST50 ST23 ST26 ST22 ST15 ST14 ST28 ST25 ST18 ST1 ST2 ST46 ST16 ST18 ST16 ST6 ST7 ST26 ST67 ST53 ST42 ST30 ST13 ST59 ST13 ST31 ST22 ST20 ST12 ST7 ST5 ST26 ST8 ST13 ST20 ST16 ST53 ST3 ST15 ST8 ST46 ST24 ST13 ST9 ST59 ST5 ST21 ST21 ST11 ST11 ST91 ST44 ST11 ST12 ST8 ST17 ST3 ST17 ST30 ST3 ST43 ST20 ST12 ST5 ST1 ST35 ST19 ST11 ST14 ST17 ST37 ST2 ST1 ST5 ST8 ST38 ST21 ST19 ST2 ST3 ST10 ST8 ST60 ST40 ST22 ST44 ST7 ST39 ST37 ST17 ST2 ST18 ST39 ST5 ST129 ST20 ST22 ST16 ST25 ST38 ST43 ST58 ST22 ST40 ST36 ST17 ST9 ST17 ST62 ST66 ST20 ST9 ST25 ST4 ST19 ST22 ST22ST38 ST36 ST29 ST10 ST21 ST6 ST14 ST8 ST18 ST3 ST42 ST29 ST14 ST25 ST35 ST101 ST20 ST15 ST17 ST14 ST6 ST12 ST15 ST54 ST13 ST12 ST4 ST7 ST16 ST8 ST18 ST2 ST14 ST5 ST16 ST37 ST14 ST14 ST28 ST35 ST3 ST3 ST28 ST17 ST17 ST3 ST36 ST7 ST65 ST48 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ST19 ST53 ST10 ST5 ST12 ST27 ST7 ST100 ST18 ST4 ST24 ST10 ST11 ST6 ST27 ST12 ST5 ST13 ST2 ST46 ST5 ST6 ST2 ST24 ST6 ST65 ST23 ST5 ST20 ST43 ST75 ST75 ST7 ST3 ST34 ST29 ST2 ST3 ST7 ST24 ST9 ST7 ST6 ST4 ST5 ST32 ST10 ST7 ST30 ST15 ST5 ST20 ST45 ST14 ST14 ST6 ST14 ST8 ST21 ST20 ST9 ST11 ST28 ST30 ST9 ST2 ST2 ST3 ST9 ST32 ST5 ST9 ST45 ST5 ST15 ST12 ST44 ST1 ST25 ST2 ST6 ST1 ST5 ST10 ST3 ST3 ST10 ST6 ST16 ST1 ST18 ST34 ST29 ST61 ST12 ST8 ST30 ST4 ST7 ST19 ST1 ST18 ST17 ST1 ST14 ST1 ST2 ST4 ST33 ST22 ST16 ST20 ST3 ST27 ST23 ST10 ST15 ST34 ST45 ST50 ST9 ST10 ST65 ST3 ST46 ST2 ST21 ST7 ST39 ST13 ST21 ST20 ST4 ST115 ST18 ST30 ST1 ST24 ST13 ST11 ST22 ST3 ST18 ST63 ST30 ST38 ST2 ST8 ST35 ST35 ST45 ST20 ST4 ST20 ST6 ST53 ST11 ST9 ST7 ST15 ST3 ST17 ST14 ST9 ST10 ST4 ST10 ST33 ST13 ST30 ST33 ST1 ST39 ST15 ST10 ST18 ST40 ST24 ST37 ST12 ST26 ST4 ST8 ST3 ST10 ST16 ST8 ST12 ST67 ST19 ST83 ST5 ST44 ST31 ST18 ST51 ST5 ST27 ST10 ST52 ST44 ST3 ST3 ST4 ST2 ST18 ST27 ST1 ST22 ST22 ST5 ST6 ST22 ST6 ST15 ST4 ST32 ST7 ST25 ST10 ST20 ST116 ST17 ST13 ST19 ST35 ST33 ST12 ST4 ST14 ST23 ST31 ST8 ST11 ST11 ST23 ST5 ST32 ST9 ST48 ST88 ST1 ST24 ST7 ST11 ST38 ST2 ST7 ST72 ST11 ST6 ST5 ST24 ST5 ST12 ST2 ST16 ST9 ST9 ST26 ST39 ST13 ST32 ST1 ST7 ST34 ST1 ST3 ST29 ST1 ST7 ST10 ST4 ST4 ST2 ST14 ST15 ST2 ST61 ST4 ST1 ST18 ST31 ST18 ST7 ST49 ST13 ST4 ST6 ST9 ST152 ST8 ST50 ST11 ST23 ST1 ST11 ST9 ST2 ST24 ST1 ST14 ST8 ST15 ST19 ST67 ST2 ST17 ST19 ST2 ST6 ST13 ST10 ST5 ST44 ST1 ST1 ST31 ST9 ST5 ST110 ST2 ST6 ST3 ST16 ST16 ST5 ST4 ST20 ST8 ST25 ST1 ST20 ST3 ST3 ST37 ST29 ST26 ST3 ST8 ST10 ST10 ST5 ST9 ST12 ST8 ST34 ST5 ST21 ST30 ST19 ST11 ST14 ST3 ST35 ST28 ST19 ST32 ST1 ST23 ST2 ST10 ST33 ST4 ST14 ST12 ST29 ST3 ST2 ST2 ST25 ST3ST4 ST23 ST1 ST4 ST52 ST4 ST30 ST6 ST33 ST11 ST45 ST1 ST81 ST1 ST1 ST2 ST19 ST30 ST47 ST1 ST16 ST42 ST26 ST2 ST61 ST52 ST38 ST8 ST9 ST7 ST35 ST41 ST2 ST17 ST12 ST12 ST26 ST1 ST7 ST1 ST18 ST31 ST11 ST36 ST6 ST8 ST6 ST19 ST47 ST11 ST75 ST21 ST51 ST21 ST10 ST26 ST2 ST29 ST10 ST5 ST4 ST24 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)*59 )*59 )*59 )*59 )*59 )*59 !"#$535 !"#$394 !"#$694 !"#$694 !"#$35E !"#$35E !"#$35W !"#$35W !"#$35W !"#$494 !"#$494 !"#$494 !"#$494 !"#$35 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$94 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$35 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 !"#$90 Esri, CGIAR, USGS, Esri, TomTom, Garmin, FAO, NOAA, USGS, EPA, NPS, USFWS02040608010012014016010Miles Attachment 8a2. 70.02: WEIGHT RESTRICTIONS. The City Council finds that it is in the public interest to regulate the weight of vehicles on city roads and hereby adopts the following regulations: a. Seasonal Weight Limits; Posting. The Public Works Department may prohibit the operation of vehicles upon any street under the jurisdiction of the city or impose restrictions as to the weight of vehicles to be operated upon any city street when, by reason of deterioration, rain, snow, or climatic conditions, such city street may be damaged or destroyed unless the use of vehicles thereon is prohibited or the permissible weight thereof reduced. The Public Works Department shall cause to be posted on any such city street appropriate signs designating such restrictions. The city will follow the State of Minnesota Commissioner of Transportation dates of seasonal load limits. Seasonal load limits shall start with the Metro Zone and end with the Central Zone. However, the City may deem necessary to extend the date or remove the limits early as recommended by the Public Works Department. b. Administrative Regulation of Trucks. The Public Works Department shall monitor the condition of all streets under the jurisdiction of the city and the use thereof by vehicles over 9,000 pounds gross weight, which vehicles are defined as trucks for purposes of this section. Whenever the Department determines that the excessive use of any city street by trucks has or is likely to endanger public health or safety or that such use has or may damage or destroy the street due to any condition, including but not limited to, street deterioration, rain, snow, climatic conditions, soil or subsurface conditions, or sight lines, the Department may regulate, restrict, or prohibit truck traffic on the street. The Department may set conditions or limitations on the use of the street to protect public health and safety or to prevent damage to the street, including requiring that a letter of credit or other financial guarantee be posted to compensate the city for damage to the street, establishing haul routes and restricting hours of operation. Any person aggrieved by a decision of the Public Works Department regarding regulation of truck traffic under this section may appeal that decision to the City Council. The City Council may continue, modify or terminate the regulations as it deems appropriate in order to protect public health and safety and to prevent or minimize damage to the city streets. c. Weight Limits; Seasonal Restrictions. Subdivision 1, Probation: Weight. It is unlawful to operate any vehicle or a combination of vehicles upon any public street, alley or highway within the city, between the dates set by the Commissioner of Transportation each calendar year where the gross weight on any single axle exceeds 10,000 pounds on all city roads, unless otherwise posted, except that this limitation does not apply to emergency vehicles of public utilities used incidental to making emergency repairs to its plant or equipment within the city; nor to vehicles identified in Minnesota Statute, section 169.87, Subds. 2-6; and section 169.801 nor shall this limitation apply to roads paved with concrete. Subd. 1. Posting of Signs. Upon the adoption of any prohibition or restriction as provided for in this Section, the Public Works Department and/or City Engineer shall cause to be posted or erected, signs plainly indicating the prohibition or restriction at each end of the street or alley or that portion Attachment 8a2. of any street or alley affected thereby, and the prohibition or restriction is effective until after such signs so posted or erected are removed. d. Restrictions Generally. Prohibited vehicles – All motor vehicles, tractors, trailers, or any machine or instrument that is driven, pulled, pushed, or parked having axle weights over five tons per axle are prohibited from traveling on any city street posted with weight restrictions in the city. e. Permits for Vehicles in Excess Of Weight Limitations. 1. The Public Works Department may issue an “emergency overweight permit” authorizing an individual to travel with a vehicle having axle weight exceeding the restrictions herein set forth or otherwise posted on the street. The individual must make written application to the Public Works Department showing good cause for the emergency overweight permit. The application shall specifically describe the vehicle or vehicles, and the streets and particular routes to be traveled. Emergency overweight permits shall be valid for only a 24-hour period. If granted, the emergency overweight permit shall be carried in the vehicle and shall be open to inspection. 2. The Public Works Director or designee may issue an “overweight permit” authorizing an individual to travel with a vehicle having an axle weight exceeding the restrictions herein set forth or otherwise posted on the street. The individual receiving such overweight permit must make written application to the Public Works Director or designee showing good cause for the permit. The application shall specifically describe the vehicle or vehicles, the street and particular routes traveled, the period of time for which the permit is requested, and may require a financial guarantee be posted to compensate the City for damage to the street. The application will be reviewed by the City Engineer and the Public Works Department for recommendation, and may, at the discretion of the Public Works Director, be forwarded to the City Council for review. If granted, the permit shall be carried in the vehicle at all times and shall be open to inspection. 3. Issuance of an emergency overweight permit or overweight permit imposes upon the holder of the permit all responsibility for damage caused to the designated routes by such excess load and the holder of the permit shall reimburse the city for all reasonable and necessary expenditures to repair and replace the street to its formed condition. f. The City Council shall set fees for the issuance of the above permits, from time to time by Council Resolution. Penalty. A person convicted of a violation of this Ordinance, shall be guilty of a misdemeanor and punished by a fine of not more than $1,000, imprisonment for a term not exceeding ninety (90) days, or any combination thereof; provided, however, that if the violation is declared to be a petty misdemeanor, the penalty shall be a fine not to exceed $300. Additionally, a person convicted of a violation of this Ordinance shall pay the costs of prosecution. Page 1 of 1 STAFF REPORT Agenda Item 8b. City Council Meeting: February 26, 2025 Prepared By: Dwight Klingbeil Topic: Domino’s Vinyl Wrap (PID 23-119-23-43-0088) Action Required: Direction 1.Background In September 2024, the City Council approved a variance request for Domino’s Pizza, to allow a reduction in the minimum building setback requirements along County Roads. Condition 1f. of the approving resolution required the developer to collaborate with the City of Corcoran to design a vinyl wrap around the outdoor cooler. 2. Request As construction on the site progresses, staff wishes to begin the coordination of this engagement opportunity. To ensure that this process is carried out effectively, staff requests additional direction as it relates to: who designs the wrap; who decides the final design; what parameters should be set; and what is the preferred engagement method? 3.Vision Staff identified the following engagement options for the City Council to consider: 1.Developer to provide multiple design options, with a design to be decided through a community vote. 2.Community members to submit designs as part of a contest, with a design to be decided by the Council. 3.Community workshop/online survey where residents can provide input and general elements to be incorporated in the final design provided by the developer. 4.Other suggestions? Attachments 1.Resolution 2024-109 2.3D rendering with a sample design City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-109 Page 1 of 5 Motion By: Nichols Seconded By: Vehrenkamp A RESOLUTION APPROVING THREE VARIANCES FOR “DOMINO’S” ON THE PROPERTIES LOCATED AT THE NORTHWEST CORNER OF COUNTY ROAD 50 AND COUNTY ROAD 10 (PID 23-119-23-43-0004 & 23-119-23-43-0003) (CITY FILE NO. 24-027) WHEREAS, Strack Construction, Co. Inc. (“the applicant”) requests approval of three variance to develop a drive-through and walk-out only Domino’s Restaurant, a commercial development on property legally described as follows: See Attachment A WHEREAS, the applicant also requested approval of three variances from the underlying district standards, performance standards, and the sign standards; WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for three variances subject to the following findings and conditions; 1. The requested variance from Section 1040.030, Subd. 8 to allow a 30’ front setback from County Road 50, and a 51’ front setback from County Road 10, and the request variance from Section 1060.060, Subd. 4 to allow 5’ parking and drive aisle setback is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. The applicant requests flexibility from the minimum front setback along major roadways. At its widest point, the setbacks for both County Roads overlap one another and engulf the site. 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 subject property on a 0.52 acre site that is bordered by County Road 50 to the south and County Road 10 to the north. These constraints result in a lot design and structure placement restrictions that are unique to the project boundaries. c. That the granting of the variation will not alter the essential character of the locality. The variation will allow the applicant to develop a commercial use on the site which is consistent with the previous uses on the site. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the C-1 district is to provide establishment of single and multi-use commercial buildings at major intersections. The request would allow the applicant to develop a commercial restaurant at the intersection of two county roads, which is consistent with the purpose and intent of the ordinance. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-109 Page 2 of 5 e. The variance is consistent with the Comprehensive Plan and re-establishes a commercial use on the site. f. As a mitigation for minimal setbacks, the vinyl wrap around the outdoor cooler must be replaced every three-to-five-years with the design being developed in collaboration with the City of Corcoran. 2. The requested variance from Section 1060.060, Subd. 12(B) to allow a drive-through lane between the building and a lot line that faces a public street is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The site only has one lot line that does not face a public street. Due to the access point on the site, installing a drive-through lane on that side of the lot would result in either vehicle headlight screening issues or vehicle queuing issues. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The subject property only has one internal boundary line and is bordered by County Roads on all other boundary lines. These constraints result in a structure and drive-through lane that is unique to the project boundaries. c. That the granting of the variation will not alter the essential character of the locality. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. e. The variance is consistent with the Comprehensive Plan as a deviation does not conflict with the Commercial land use guiding. 3. The requested variance from Chapter 84.05 (3.f) to allow wall signs on multiple faces of the building is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. Due to the size of the site, and its proximity to two major roadway, it is difficult to erect a freestanding sign that is outside of the site visibility triangle. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is south and were not created by the landowner. The subject property is a narrow site that fills much of the site visibility triangle in the intersection of County Road 50 and County Road 10. c. The granting of the variation will not alter the essential character of the locality. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance as it would provide an adequate means of business City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-109 Page 3 of 5 identification, while protecting the safety and welfare of the public by minimizing hazards to vehicles and pedestrians. e. The variance is consistent with the Comprehensive Plan. f. The City may impose conditions that would limit the size, brightness, and quantity of wall signs, as well as restrict freestanding signs in an effort to prevent unsightly and chaotic signage of the site. 4. The requested variance from Section 1060.060, Subd. 4(C.2) to allow reduced stall widths, stall lengths, stall depth, and drive aisle width is approved based on the following findings: a. That there are practical difficulties in complying with the Zoning and Subdivision Ordinance standards. The size and shape of the site create practical difficulties in complying with the dimensional requirements for parking stalls while complying with other requirements of the ordinance. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The 0.52-acre site is uniquely shaped as it only three boundary lines on a narrow parcel. The landowner did not create the unique conditions of the parcel. c. That the granting of the variation will not alter the essential character of the locality. d. The proposed variance would be in harmony with the general purposes and intent of the ordinance. e. The variance is consistent with the Comprehensive Plan as the deviation would provide parking for a commercial user on a site that is guided for Commercial land use. f. The City imposes the following conditions for the variance from Section 1060.060, Subd. 4(C.2) i. The applicant must provide plans that clearly dimensions the narrowest point of the drive aisle on all three sides of the site. ii. The minimum drive aisle width on the northeast side of the site fronting County Road 10 shall be 15 ft. iii. The minimum drive aisle width on the northeast side of the site fronting the city park shall be 13 ft. iv. Any parking stall that is less than 9 ft. wide shall be marked as a compact space. Compact spaces shall comply with the standards found in Section 1060.060 Subd. 4(C.3). v. There shall be no more than two compact parking spaces on this site. City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-109 Page 4 of 5 5. The applicant is required to record this resolution with the Hennepin County’s Recorder’s Office and provide proof of recording to the City. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon 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 Debra Johnson – City Clerk City of Corcoran September 26, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024-109 Page 5 of 5 ATTACHMENT A That part of the Southwest Quarter of the Southeast Quarter of Section 23, Township 119, Range 23 described as beginning at the Southeast corner of said Southwest Quarter of the Southeast Quarter; thence West along the South line of said Southwest Quarter of the Southeast Quarter, a distance of 252.5 feet; thence North 42 degrees 55 minutes East (assuming the South line of said Southeast Quarter as bearing East and West) 207.9 feet; thence South 42 degrees 20 minutes East 167.9 feet to the East line of said Southwest Quarter of the Southeast Quarter; thence South along said East line 28 feet to the point of beginning. Hennepin County, Minnesota Torrens Property AND That part of the Southwest Quarter of the Southeast Quarter of Section 23, Township 119, Range 23, described as beginning at a point in the South line of said Southwest Quarter of the Southeast Quarter, distant 252.5 feet West from the Southeast corner of said Southwest Quarter of the Southeast Quarter; thence North 42 degrees 55 minutes East (assuming the South line of said Southwest Quarter of the Southeast Quarter as bearing East and West) 207.9 feet; thence North 42 degrees 20 minutes West 78.10 feet to an intersection with a line bearing North 35 degrees 26 minutes East, from a point on the South line of said Southwest Quarter of the Southeast Quarter, distant 312.85 feet West from the Southeast corner of said Southwest Quarter of the Southeast Quarter; thence South 35 degrees 26 minutes West to an intersection with a line bearing North 33 degrees 47 minutes East, from a point on said South line distant 312.03 feet West from the Southeast corner of said Southwest Quarter of the Southeast Quarter; thence South 33 degrees 47 minutes West to said South line; thence East along said South line 59.53 feet to the point of beginning. Hennepin County, Minnesota Torrens Property AND The Southeasterly 4 feet of the Northeasterly 200 feet of that part of the Southwest Quarter of the Southeast Quarter of Section 23, Township 119, Range 23 lying Southwesterly of County Road No. 10 and Northwesterly of the following described line: Beginning at a point in the South line of said Southwest Quarter of the Southeast Quarter distant 252.5 feet West from the Southeast corner of said Southwest Quarter of the Southeast Quarter; thence North 42 degrees 55 minutes East (assuming the South line of said Southwest Quarter of the Southeast Quarter as bearing East and West) 207.9 feet; thence North 42 degrees 20 minutes West 78.10 feet to the point of intersection with a line being North 35 degrees 26 minutes East from a point on the South line of said Southwest Quarter of the Southeast Quarter distant 312.85 feet West from the Southeast corner of said Southwest Quarter of the Southeast corner, being the point of beginning of the line to be described; thence South 35 degrees 26 minutes West to an intersection with a line bearing North 33 degrees 47 minutes East from a point of said South line distant 312.03 feet West from the Southeast corner of said Southwest Quarter of the Southeast Quarter; thence South 33 degrees 47 minutes West to said South line and there terminating, according to the United States Government Survey thereof. Hennepin County, Minnesota Abstract Property 3D Rendering Example STAFF REPORT Agenda Item: 9a. Council Meeting February 27, 2025 Prepared By Deb Johnson Topic Parks & Trails Commission Appointment Action Required Discuss Appointment; Approval Summary Notice of resignation from Parks and Trails Commissioner, Michelle Friedrich was received and accepted by the Council at the December 12, 2024 City Council Meeting leaving a vacancy on the Parks and Trails Commission. The vacancy was posted on the City website as well as Social Media and the City’s electronic signboard. After a review of applications, two individuals were interviewed by council committee and are being presented for consideration to the appointment. Financial/Budget Parks & Trails Commission members serve without compensation. Options 1. Appoint Anthony Wychgram to the Parks & Trails Commission. 2.Appoint Seamus Walsh to the Parks & Trails Commission. Recommendation Staff recommends discussion and consideration of the two individual applicants for the vacant Parks and Trails Commission seat for a term ending February 28, 2028. Council Action Consider a motion to appoint an individual to the Parks and Trails Commission for a term ending February 28, 2028. Attachments 1.Commission Application – Anthony Wychgram 2.Commission Application – Seamus Walsh 2025 CITY OF CORCORAN Meetings Mayor Contracted Services Council Tom McKee tmckee@corcoranmn.gov Planning 612-638-0225 Council Quarterly Work Sess. Council Members Engineer 763-479-4209 Planning Commission Michelle R. Friedrich michelle.friedrich@corcoranmn.gov Building Inspector 763-479-1720 Parks & Trails Commissions Mark Lanterman mlanterman@corcoranmn.gov City Assessor 612-348-2943 City Holiday Jeremy Nichols jnichols@corcoranmn.gov Septic / Henn Co. 612-543-5200 Alternative Meeting Dates Dean Vehrenkamp dvehrenkamp@corcoranmn.gov Republic Services 763-972-3335 JANUARY S M T W T F S 29 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 7 8 FEBRUARY S M T W T F S 26 27 28 29 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 1 2 3 4 5 6 7 8 MARCH S M T W T F S 23 24 25 26 27 28 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 APRIL S M T W T F S 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2 3 4 5 6 7 8 9 10 MAY S M T W T F S 27 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 7 JUNE S M T W T F S 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 JULY S M T W T F S 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 7 8 9 AUGUST S M T W T F S 27 28 29 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 SEPTEMBER S M T W T F S 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2 3 4 5 6 7 8 9 10 11 OCTOBER S M T W T F S 28 29 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 7 8 NOVEMBER S M T W T F S 26 27 28 29 30 31 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 1 2 3 4 5 6 DECEMBER S M T W T F S 30 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 24 25 26 27 28 29 30 31 1 2 3 4 5 6 7 8 9 10 City of Corcoran 2025 City Council Schedule (as of February 21, 2025) Below is a tentative schedule for City Council meetings subject to change. February 13, 2025 February 21-22, 2025 Elected Leaders Institute – Foundational/Advanced Program (Plymouth) February 27, 2025 March 3, 2025 Goal Setting and Strategic Planning Session March 13, 2025 March 27, 2025 April 10, 2025 April 24, 2025 May 8, 2025 May 22, 2025 June 12, 2025 June 23, 2025* (TBD – Moved for League of Minnesota Cities Conference) (NOTE: Monday) June 25-27, 2025 League of Minnesota Cities Annual Conference (Duluth) July 10, 2025 July 24, 2025 August 14, 2025 August 28, 2025 September 11, 2025 September 25, 2025 October 9, 2025 October 16, 2025 November 13, 2025 November 24, 2025* (NOTE: Monday) December 11, 2025