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2025-05-22 City Council Agenda Packet
1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Presentations 5.Open Forum - Public Comment Opportunity 6.Consent Agenda a.Approval of Minutes b.Financial Claims to May 22, 2025 c.First Quarter Financial Report - Abdo d.Resolution 2025-49 Appointment of Vacant Positions e.2025-2026 Liquor License Renewals f.2025-2026 Tobacco License Renewals g.2025 Corcoran Lions Waiver Request for Amplified Sound h.2025 Hamel Rodeo Waiver Request for Amplified Sound i.2025 Corcoran Country Daze Waiver Request for Amplified Sound j.Heather Meadows 3rd Addition Development Contract Assignment k.City Park Remaster Site Plan and Variance (City File No 25-015) l.Kariniemi Acres 2nd Addition (City File 25-011) m.Fairway Shores Villas at Cook Lake Final Plat and Final PUD Plan (City File 25-010) n.Site Plan and Variances for St. Thomas the Apostle Catholic Church at 20020 County Road 10 (PID 23-119-23-44-0015) (city file no. 24-045). o.Final Plat for Brockton Lane Business Park (PID 01-119-23-11-0001) (City file 25-019). p.Early Site Grading Work Agreement - Fairway Shores q.Construction Material Testing Quotes Hunters Ridge Turn Lanes r.Present Bid Results Corcoran Storage II Turn Lane Improvements 7.Planning a.New Mahavan Temple Site Plan & Conditional Use Permit (City File 25-009) b.Chastek Family Farm Rezoning and Preliminary Plat (City File No. 25-001) 8.Unfinished Business 9.New Business 10.Staff Reports 11.Council Reports 12.City Council Schedule Corcoran City Council - Regular Session Agenda May 22, 2025 7:00 PM REVISED 5.21.25 4:30 p.m. 1 a.2025 City Council Schedule 13.Adjournment *Includes Materials - Materials relating to these agenda items can be found in the Council Chambers Agenda Packet book located by the entrance. The complete Council Agenda Packet is available electronically on the City website at www.corcoranmn.gov. 2 STAFF REPORT Agenda Item: 6.a Council Meeting: May 22, 2025 Prepared By: Karen Heiden Topic: Approval of Minutes Action Required: Approve May 8, 2025 City Council Work Session and Meeting Minutes Recommendation Approve May 8, 2025 City Council Work Session and May 8, 2025 City Council Meeting Minutes Council Action Approve May 8, 2025 City Council Work Session Minutes and May 8, 2025 City Council Meeting Minutes Attachments 1. 25-05-08 DRAFT Council Work Session Minutes.docx 2. 2025-05-08 DRAFT Council Minutes.docx 3 City of Corcoran City Council Work Session Minutes April 10, 2025 1 The Corcoran City Council met on May 8, 2025, in Corcoran, Minnesota. Mayor McKee,Councilors Friedrich, Lanterman, Nichols, and Vehrenkamp were present. Also present were City Administrator Tobin,Community Development Director Davis McKeown, Public Works Director Mattson,and Director of Public Safety Gottschalk. OIGINAL 1.Call to Order Mayor McKee called the work session to order at 5:00 pm 2.Fire Service Planning The City Council and staff discussed fire services plans.Continuation of plans to be discussed at a future date. 3.Adjournment Motion: made by Vehrenkamp, seconded by Nichols to adjourn Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp (Motion carries 5:0) The Work Session was adjourned at 6:34 pm on Thursday, May 8, 2025. Respectfully submitted, _____________________________________ Karen Heiden –Deputy Clerk 4 City of Corcoran City Council Minutes May 8, 2025, 7pm 1 The Corcoran City Council met on May 8,2025, in Corcoran, Minnesota. The City Council meeting was held in person and the public was present in person. The meeting was also available to view online through electronic means using live streaming service through Granicus. Mayor McKee,Councilors Friedrich,Lanterman, Nichols,and Vehrenkamp were present. Also present: City Administrator Tobin,City Clerk Johnson,Assistant City Administrator Williams, Community Development Director Davis McKeown,Planner Klingbeil, Public Works Director Mattson,Director of Public Safety Gottschalk, and City Attorney Thames. 1.Call to Order / Roll Call Mayor McKee called the meeting to order at 7:00 pm. 2.Pledge of Allegiance Mayor McKee invited all in attendance to rise and join in the Pledge of Allegiance. 3.Agenda Approval Mayor McKee stated consent item 6m, 7a, and 12a were added. MOTION:made by Nichols, seconded by Vehrenkamp to approve the agenda as amended. Voting Aye: McKee,Friedrich, Lanterman, Nicols, and Vehrenkamp. (Motion carries: 5:0) 4.Presentations a.Public Works Appreciation 5.Open Forum –Public Comment Opportunity Mayor McKee invited residents to come forward to address the Council during Open Forum for any items not included on the agenda. City Administrator Tobin explained the instructions to participate in the public comment opportunity. Francine Whitford, Maple Hills Estates,addressed the Council with concerns about Maple Hills lease agreement. 6.Consent Agenda a.City Council Meeting Minutes Approval Action –Approved April 24, 2025 City Council Minutes. b.Financial Claims Action –Approved Financial Claims for May 8, 2025. c.Questica Financial Software Action –Approved the Questica contract for three (3) year term. d.IT Update Action –Informational Only. e.Northwest Trails Snowmobile Club Grant Sponsorship Action –Adopted Resolution 2025-41 Sponsoring the Northwest Trails to Acquire Funding. f.Police Department Lieutenant Action –Approved Lieutenant Job Description and Authorize Immediate Recruitment and Hiring. g.2025 Body Worn Camera Audit Action –Informational Only. h.UMN AED Project LUCAS (Lund University Cardiac Assist System)Grant Action-Approved Staff to Accept a Grant from the University of Minnesota. i.Public Works –Authorization to Hire Action –Approved the Authorization for Staff to Complete the Hiring Process for the Vacant Public Works Operations Maintenance Worker Position. j.Minnesota Department of Natural Resources Landowner Agreement -Phragmites 5 City of Corcoran City Council Minutes May 8, 2025, 7pm 2 Action –Approved the Authorization for Staff to Enter into the Landowner Agreement with Minnesota DNR. k.Water Treatment Plant –Pay Request #24 Action –Approved Pay Request #24 in the Amount of $109,345.000 to Rice Lake Construction Group. l.Water Tower –Pay Request #24 Action –Approved Pay Request #24 in the Amount of $16,965.10 to Phoenix Fabricators and Erectors. m.A Resolution Recognizing National Public Works Week and Public Works Staff Action –Adopted Resolution 2025-44 Approving the Recognition of National Public Works Week and Public Works Department. MOTION: made by Vehrenkamp, seconded by Nichols to approve consent agenda items 6a-6e, and 6g-6m. Voting Aye: McKee,Friedrich,Lanterman, Nichols,and Vehrenkamp. (Motion carries: 5:0) MOTION:made by Lanterman, seconded by Vehrenkamp to approve the Lieutenant job description and authorize immediate recruitment and hiring internally so the selectee can begin working in July 2025. Voting Aye: McKee,Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) 7.Planning a.Domino’s Mural Survey Planner Klingbeil gave an update presenting the results of the Domino’s Mural Survey. MOTION: made by Vehrenkamp, seconded by Friedrich to begin the drawing contest. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) b.Kwik Trip (City File No. 23-006) James Rasch, 19118 99th Place,addressed the council in opposition to Kwik Trip application. Stephanie Sinclair, 9745 Alvarado Lane North,Maple Grove addressed the council in opposition to Kwik Trip application. Community Development Director McKeown Davis gave staff report. MOTION: made by Nichols, seconded by Friedrich to adopt Resolution 2025-25 with the amendment adding convenience store operations limited to 6:00 am to 10:00 pm daily. Voting Aye: Friedrich and Nichols Voting Nay: McKee, Vehrenkamp, and Lanterman (Motion carries 3:2) MOTION:made by McKee, seconded by Lanterman to approve Resolution 2025-24 Approving a Preliminary Plat for Kwik Trip located Northwest of County Road 30 and County Road 101, Resolution 2025-26 Approving two Variances and Denying one variance for Mama G’s as part of the Kwik Trip Application on the property located at 9705 County Road 101 and Resolution 2025-43 Approving a site plan for Kwik Trip and a site plan amendment for Mama G’s on the properties located Northwest of County Road 30 and County Road 101. Voting Aye: McKee, Friedrich, Lanterman, and Vehrenkamp Abstained: Nichols (Motion carries 4:0) 8.Unfinished Business a.Chisholm Trail Improvements –Improvement Hearing & Authorization of Plans and Specifications 6 City of Corcoran City Council Minutes May 8, 2025, 7pm 3 Engineering Development Superintendent Letsche presented the project to Council. MOTION: made by Nichols, seconded by Vehrenkamp to open Public Hearing. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp (Motion carries 5:0) Allan Goldrey, 9822 Jubert addressed the council with concerns regarding assessments. Randy Eckhoff, 9947 Chisholm Trail, addressed the council with concerns regarding assessments. MOTION: made by McKee, seconded by Nichols to close the Public Hearing. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp (Motion carries 5:0) MOTION:made by Nichols, seconded by Vehrenkakmp to approve Resolution 2025-40 advising staff to move forward with specifications. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp (Motion carries 5:0) 9.New Business -None 10.Closed Session -None 11.Staff Reports Administrator Tobin stated that Public Safety Director Gottschalk will be serving as active City Administrator while he is out of town starting May 22nd. 12.Council Reports a.Property Taxes –Cost Shift Concerns Mayor McKee gave an update on proposed legislation and the City’s opposition to the cost shift of property taxes. MOTION:made by Vehrenkamp, seconded by Nichols authorizing City Administrator and Mayor McKee to write a letter to legislators in opposition to the proposed reductions in state spending that will shift service costs to local property tax owners. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp (Motion carries 5:0) 13.City Council Schedule a.2025 City Council Schedule 14.Adjournment MOTION: made by McKee, seconded by Friedrich to adjourn. Voting Aye: McKee, Friedrich, Lanterman, Nichols, and Vehrenkamp. (Motion carries: 5:0) Mayor McKee adjourned the meeting at 8:38 p.m. May 8, 2025 Respectfully submitted, _____________________________________ Karen Heiden –Deputy Clerk 7 STAFF REPORT Agenda Item: 6.b Council Meeting: May 22, 2025 Prepared By: Reed Kottke Topic: Financial Claims to May 22, 2025 Action Required: Consider approving claims as presented 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 Approve claims as presented or amend and approve claims. Recommendation Approve claims as presented. Council Action Consider approving claims as presented. Attachments 1. 20250522 council.pdf 8 CLAIMS APPROVED AND PROCESSED PER POLICY Check Range: 37085-37108 Financial Claims 05/08/2025 122,749.63$ 122,749.63$ Check Register Total Expenditures For Approval Agenda Item: 6b 1 Council Meeting: 05/22/2025 Prepared By: Reed Kottke, Accountant 9 CLAIMS APPROVED AND PROCESSED PER POLICY Check Range: 37109-37127 Financial Claims 05/15/2025 40,978.17$ 40,978.17$ Check Register Total Expenditures For Approval Agenda Item: 6b 2 Council Meeting: 05/22/2025 Prepared By: Reed Kottke, Accountant 10 CLAIMS PENDING COUNCIL APPROVAL Check Range: 37128-37134 Financial Claims 05/22/2025 575,542.51$ 233,982.25$ 809,524.76$ Date Vendor Amount Description 5/2/2025 CENTERPOINT ENERGY 1,453.24$ MARCH/APRIL PUBLIC WORKS NATURAL GAS 5/5/2025 PUBLIC EMPLOYEES RETIREMENT ASSOCIATION OF MN 31,890.23$ PP9 PENSION CONTRIBUTIONS 5/5/2025 OPTUM FINANCIAL 6,250.27$ PP9 HEALTH SAVINGS ACCOUNT CONTRIBUTIONS 5/5/2025 MINNESOTA STATE RETIREMENT SYSTEM 2,739.85$ PP9 DEFERRED COMPENSATION / ROTH CONTRIBUTIONS 5/5/2025 MINNESOTA STATE RETIREMENT SYSTEM 3,924.52$ PP9 HEALTH CARE SAVINGS PLAN CONTRIBUTIONS 5/5/2025 REPUBLIC SERVICES 1,171.17$ APRIL CONTRACT RECYCLING SERVICE 5/5/2025 MEDSURETY 30.00$ MAY COBRA ADMINISTRATION 5/5/2025 COMCAST CABLE 1,422.46$ APRIL CITY HALL/PUBLIC WORKS INTERNET/PUBLIC WORKS TELEPHONE 5/7/2025 INVOICE CLOUD 1,873.94$ APRIL TRANSACTION PROCESSING FEES 5/9/2025 ADP PAYROLL FEES 457.97$ PP9 PAYROLL PROCESSING FEE 5/12/2025 OPTUM CLAIM 1,559.62$ DEPENDENT CARE FSA FUNDING REQUEST 5/14/2025 US BANK 18,856.96$ MAY PURCHASING CARD MANAGING ACCOUNT STATEMENT 5/15/2025 ADP WAGE PAY 117,646.27$ PP10 NET PAY 5/15/2025 ADP TAX 44,705.75$ PP10 TAX WITHHOLDING Total 233,982.25$ Check Register Automatic Deduction / Electronic Funds Transfer Total Expenditures For Approval Automatic Deduction / Electronic Fund Transfer / Other Disbursement Agenda Item: 6b 3 Council Meeting: 05/22/2025 Prepared By: Reed Kottke, Accountant 11 BANK CODE: GEN CHECK DATE: 05/08/2025 INVOICE PAY DATE FROM 05/08/2025 TO 05/08/2025 05/08/2025 02:29 PM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 314,898.00 0.00 14,898.00 ABDO LLP537085GEN05/08/2025 1361.35 0.00 361.35 ASPEN MILLS229737086GEN05/08/2025 128.50 0.00 28.50 CODY HARFFMISC37087GEN05/08/2025 1268.05 0.00 268.05 CORE & MAIN LP234637088GEN05/08/2025 1793.75 0.00 793.75 CUMMINS SALES AND SERVICE180737089GEN05/08/2025 27,318.00 0.00 7,318.00 DIAMOND TRAFFIC PRODUCTS309637090GEN05/08/2025 11,270.00 0.00 1,270.00 EVERGREEN RECYCLING LLC319037091GEN05/08/2025 16.76 0.00 6.76 MICHELLE FRIEDRICH218137092GEN05/08/2025 11,500.00 0.00 1,500.00 GREGORY, ERIC273037093GEN05/08/2025 981.96 0.00 81.96 HENNEPIN COUNTY TREASURER9937094GEN05/08/2025 116.68 0.00 16.68 HENNEPIN COUNTY TREASURER9937095GEN05/08/2025 190.00 0.00 90.00 MADDEN, GALANTER, HANSEN LLP218937096GEN05/08/2025 11,935.00 0.00 1,935.00 MHSRC/RANGE160137097GEN05/08/2025 2339.57 0.00 339.57 MIMBACH FLEET SUPPLY INC178637098GEN05/08/2025 114,500.00 0.00 14,500.00 MOODY S INVESTORS SERVICE, INC256237099GEN05/08/2025 1166.60 0.00 166.60 NALISHA WILLIAMS317137100GEN05/08/2025 121.50 0.00 21.50 NAPA AUTO PARTS - Corcoran12637101GEN05/08/2025 2##88.68 222.49 311.17 NUSS TRUCK & EQUIPMENT175937102GEN05/08/2025 1425.97 0.00 425.97 QUADIENT LEASING USA INC292737103GEN05/08/2025 11,500.00 0.00 1,500.00 REINKING, MARK252037104GEN05/08/2025 160.92 0.00 60.92 SCOTT HILDEBRANDMISC37105GEN05/08/2025 2175,460.56 0.00 75,460.56 STANTEC CONSULTING SERVICES170837106GEN05/08/2025 1522.78 0.00 522.78 TIDE CLEANERS256837107GEN05/08/2025 11,095.00 0.00 1,095.00 ULTIMATE CLEANERS LLC266337108GEN05/08/2025 ## Denotes that check has vendor credit applied. Num Stubs: 0Num Checks: 24 Num Invoices: 57 Total Amount: 122,749.63 12 BANK CODE: GEN CHECK DATE: 05/15/2025 INVOICE PAY DATE FROM 05/15/2025 TO 05/15/2025 05/15/2025 10:10 AM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date Type: CheckStub 2##0.00 66.45 66.45 MIDWEST MACHINERY CO.227522(S)GEN05/15/2025 Type: Paper Check 110,833.00 0.00 10,833.00 ABDO LLP537109GEN05/15/2025 22,165.01 0.00 2,165.01 ACME TOOLS156037110GEN05/15/2025 4##325.98 38.56 364.54 AMAZON CAPITAL SERVICES227037111GEN05/15/2025 24,760.58 0.00 4,760.58 CDW GOVERNMENT183137112GEN05/15/2025 8670.08 0.00 670.08 CINTAS - 4705637113GEN05/15/2025 1578.72 0.00 578.72 CUMMINS SALES AND SERVICE180737114GEN05/15/2025 11,980.55 0.00 1,980.55 CUMMINS SALES AND SERVICE180737115GEN05/15/2025 136.00 0.00 36.00 DVS82137116GEN05/15/2025 2214.14 0.00 214.14 ECM PUBLISHERS INC201137117GEN05/15/2025 11,008.64 0.00 1,008.64 HENN CO SHERIFF68837118GEN05/15/2025 12,314.38 0.00 2,314.38 METRO SALES INC224537119GEN05/15/2025 1659.73 0.00 659.73 METRO SALES INC224537120GEN05/15/2025 12,000.00 0.00 2,000.00 MINNESOTA SECURITY CONSORTIUM306037121GEN05/15/2025 186.52 0.00 86.52 NAPA AUTO PARTS - Corcoran12637122GEN05/15/2025 110,690.00 0.00 10,690.00 SHOOTING STAR NATIVE SEEDS320837123GEN05/15/2025 2898.12 0.00 898.12 SUBURBAN TIRE WHOLESALE INC27637124GEN05/15/2025 1457.92 0.00 457.92 TEAMSTER LOCAL 320158837125GEN05/15/2025 1933.00 0.00 933.00 THOMAS SCIENTIFIC313037126GEN05/15/2025 1365.80 0.00 365.80 TOWMASTER164837127GEN05/15/2025 ## Denotes that check has vendor credit applied. Num Stubs: 1Num Checks: 19 Num Invoices: 35 Total Amount: 40,978.17 13 BANK CODE: GEN CHECK DATE: 05/22/2025 INVOICE PAY DATE FROM 05/22/2025 TO 05/22/2025 05/15/2025 10:26 AM User: RCKOTTKE DB: Corcoran Page: 1/1CHECK PROOF FOR CITY OF CORCORAN # InvoicesTotal AmountCredit TotalInvoice TotalVendor NameVendor CodeCheck #BankCheck Date 149,080.20 0.00 49,080.20 CITY OF MAPLE GROVE5837128GEN05/22/2025 175,186.67 0.00 75,186.67 METRO WEST INSPECTION SERVICES11737129GEN05/22/2025 130,613.59 0.00 30,613.59 METROPOLITAN COUNCIL ENVIRO226737130GEN05/22/2025 173,804.50 0.00 73,804.50 METROPOLITAN COUNCIL137537131GEN05/22/2025 126,577.50 0.00 26,577.50 OERTEL ARCHITECTS192737132GEN05/22/2025 267,905.35 0.00 67,905.35 STANTEC CONSULTING SERVICES170837133GEN05/22/2025 5252,374.70 0.00 252,374.70 TENVOORDE FORD, INC256437134GEN05/22/2025 Num Stubs: 0Num Checks: 7 Num Invoices: 12 Total Amount: 575,542.51 14 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 1/6Page: 05/15/2025 02:34 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 05/08/2025 - 05/22/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 37085 370851,875.00 05/08/25504678MARCH 2025 HR/PAYROLL CONSULTING 41390.WSABDO LLP03/31/25100-41500-50300 3708512,838.00 05/08/25504693MARCH 2025 ACCOUNTING SERVICES 90122FS.ABDO LLP03/31/25100-41500-50300 37085185.00 05/08/25506774APRIL 2025 HR/PAYROLL CONSULTING 41390.WSABDO LLP05/08/25100-41500-50300 14,898.00 Total For Check 37085 Check 37086 37086361.35 05/08/25353100SO 69845 - REISNER, J.ASPEN MILLS04/24/25100-42100-50417 361.35 Total For Check 37086 Check 37087 3708728.50 05/08/2520250506TANKER ENDORSEMENT REIMBURSEMENTCODY HARFF05/06/25100-43100-50207 28.50 Total For Check 37087 Check 37088 37088268.05 05/08/25W768110SOLDER SWIVEL NLCORE & MAIN LP04/11/25601-49400-50227 268.05 Total For Check 37088 Check 37089 37089793.75 05/08/25E4-250415754LIFT PUMP MAINTENANCECUMMINS SALES AND SERVICE04/15/25602-49450-50300 793.75 Total For Check 37089 Check 37090 370903,456.00 05/08/250035517-INOMEGA G 2 RD TUBES, SOFTWARE, SUPPLIESDIAMOND TRAFFIC PRODUCTS03/10/25100-43121-50224 37090203.00 05/08/250035518-INROAD TUBE KITSDIAMOND TRAFFIC PRODUCTS03/10/25100-43121-50224 370903,456.00 05/08/250035517-INOMEGA G 2 RD TUBES, SOFTWARE, SUPPLIESDIAMOND TRAFFIC PRODUCTS03/10/25100-43122-50224 37090203.00 05/08/250035518-INROAD TUBE KITSDIAMOND TRAFFIC PRODUCTS03/10/25100-43122-50224 7,318.00 Total For Check 37090 Check 37091 370911,270.00 05/08/253720CLEAN UP DAY 2025EVERGREEN RECYCLING LLC05/08/25100-43201-50210 1,270.00 Total For Check 37091 Check 37092 370926.76 05/08/25030218MILEAGE REIMBURSEMENTMICHELLE FRIEDRICH03/02/18100-41400-50210 6.76 Total For Check 37092 Check 37093 370931,500.00 05/08/25202505062025 RECRUITMENT AND RETENTION REIMBURSEMENTGREGORY, ERIC05/08/25100-43100-50307 1,500.00 Total For Check 37093 Check 37094 3709419.34 05/08/250039-20252025 PROPERTY TAXES: PID 12-119-23-12-0039HENNEPIN COUNTY TREASURER05/01/25100-41550-50210 3709419.34 05/08/250040-20252025 PROPERTY TAXES: PID 12-119-23-12-0040HENNEPIN COUNTY TREASURER05/05/25100-41550-50210 370941.32 05/08/250073-20252025 PROPERTY TAXES: PID 12-119-23-21-0073HENNEPIN COUNTY TREASURER05/08/25100-41550-50210 3709417.24 05/08/250049-20252025 PROPERTY TAXES: PID 25-119-23-14-0049HENNEPIN COUNTY TREASURER05/08/25100-41550-50210 370941.24 05/08/250049-2025 22025 PROPERTY TAXES FOR 35-119-23-13-0049HENNEPIN COUNTY TREASURER05/05/25100-41550-50210 370941.24 05/08/250050-20252025 PROPERTY TAXES FOR 35-119-23-13-0050HENNEPIN COUNTY TREASURER05/05/25100-41550-50210 370941.26 05/08/250077-20252025 PROPERTY TAXES FOR 35-119-23-14-0077HENNEPIN COUNTY TREASURER05/05/25100-41550-50210 370941.26 05/08/250078-20252025 PROPERTY TAXES FOR 35-119-23-14-0078HENNEPIN COUNTY TREASURER05/05/25100-41550-50210 3709419.72 05/08/250143-20252025 PROPERTY TAXES FOR 35-119-23-41-0143HENNEPIN COUNTY TREASURER05/05/25100-41550-50210 81.96 Total For Check 37094 Check 37095 3709516.68 05/08/250069-20252025 PROPERTY TAXES FOR 01-119-23-34-0069HENNEPIN COUNTY TREASURER05/05/25100-41550-50210 15 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 2/6Page: 05/15/2025 02:34 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 05/08/2025 - 05/22/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 37095 16.68 Total For Check 37095 Check 37096 3709690.00 05/08/2520207LABOR RELATIONS SERVICES 20250430MADDEN, GALANTER, HANSEN LLP05/08/25100-41600-50300 90.00 Total For Check 37096 Check 37097 370971,935.00 05/08/25337900-11786CLASS FEE X 3 EDSTROM, OLSON, EKENBERGMHSRC/RANGE05/01/25100-42100-50207 1,935.00 Total For Check 37097 Check 37098 37098331.58 05/08/25213060FLEET SUPPLIESMIMBACH FLEET SUPPLY INC03/28/25100-45200-50210 370987.99 05/08/25213113FLEET SUPPLIESMIMBACH FLEET SUPPLY INC03/31/25100-45200-50210 339.57 Total For Check 37098 Check 37099 3709914,500.00 05/08/25PO493848GENERAL OBLIGATION BONDS 2025AMOODY S INVESTORS SERVICE, INC04/09/25435-47000-50611 14,500.00 Total For Check 37099 Check 37100 37100166.60 05/08/2520250508MCMA MILEAGE REIMBURSEMENT 0.70NALISHA WILLIAMS05/08/25100-41400-50331 166.60 Total For Check 37100 Check 37101 3710121.50 05/08/25598261AIR FILTER - GOLF CARTNAPA AUTO PARTS - Corcoran04/22/25100-45100-50210 21.50 Total For Check 37101 Check 37102 37102311.17 05/08/25PSO197883-1TURN SIGNAL SWITCH, LED10 LAMPNUSS TRUCK & EQUIPMENT04/21/25100-43100-50220 37102(222.49)05/08/25PSO197883-2CREDIT MEMO-TURN SIGNAL SWITCHNUSS TRUCK & EQUIPMENT04/30/25100-43100-50220 88.68 Total For Check 37102 Check 37103 37103141.99 05/08/25Q1732687LEASE COVERAGE 3/15 - 6/14/2025QUADIENT LEASING USA INC05/02/25100-41900-50413 37103141.99 05/08/25Q1732687LEASE COVERAGE 3/15 - 6/14/2025QUADIENT LEASING USA INC05/02/25601-49400-50413 37103141.99 05/08/25Q1732687LEASE COVERAGE 3/15 - 6/14/2025QUADIENT LEASING USA INC05/02/25602-49450-50413 425.97 Total For Check 37103 Check 37104 371041,500.00 05/08/25202505022025 RECRUITMENT AND RETENTION REIMBURSEMENTREINKING, MARK05/02/25100-43100-50307 1,500.00 Total For Check 37104 Check 37105 3710560.92 05/08/2512/11/23CITY ADMINISTRATOR CANDIDATE MILEAGE REIMBURSEMENTSCOTT HILDEBRAND12/11/23100-41320-50331 60.92 Total For Check 37105 Check 37106 371062,937.66 05/08/252373486BELLWETHER 6190 20250214STANTEC CONSULTING SERVICES03/31/25100-00000-22205 371069,629.40 05/08/252374243CORCORAN STORAGE II TURN LANE 7310 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205 37106172.00 05/08/252374241LARKIN ROAD IMPROVEMENTS 6610 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205 37106623.40 05/08/252374222REFUGE AT RUSH CREEK WETLAND BANK 6199 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205 371061,050.00 05/08/252374240CITY OF CORCORAN WCA PROJECTS 6616 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205 37106418.27 05/08/252373498BECHTOLD FARM 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-013 371061,391.01 05/08/252373487COOK LAKE HIGHLANDS 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-017 37106133.60 05/08/252374223D&D 6199 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-024 37106324.70 05/08/252373497KARINIEMI MEADOWS 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-044 16 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 3/6Page: 05/15/2025 02:34 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 05/08/2025 - 05/22/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 37106 371065,774.11 05/08/252373488TAVERA 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-056 371064,003.30 05/08/252373484RAVINIA 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-058 37106509.41 05/08/252373491AMBERLY 1 2 BELLWETHER 6 7 9 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-087 371061,985.45 05/08/252374236STIEG ROAD IMPROVEMENTS 4864 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-087 37106530.50 05/08/252374240CITY OF CORCORAN WCA PROJECTS 6616 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-098 37106141.33 05/08/252373499SCHERBER CR 30 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-110 37106367.07 05/08/252373496GARAGES TOO 6190 20250214STANTEC CONSULTING SERVICES03/25/25100-00000-22205-111 3710614,817.00 05/08/252374247CITY OF CORCORAN 2025 GENERAL 7387 20250214STANTEC CONSULTING SERVICES03/25/25100-43170-50300 37106497.00 05/08/252374240CITY OF CORCORAN WCA PROJECTS 6616 20250214STANTEC CONSULTING SERVICES03/25/25100-43170-50309 371061,052.50 05/08/252374247CITY OF CORCORAN 2025 GENERAL 7387 20250214STANTEC CONSULTING SERVICES03/25/25100-43170-50309 3710667.50 05/08/252374235B002294-17-031 66TH ST 6190 20250214STANTEC CONSULTING SERVICES03/25/25408-48005-50530 3710614,240.20 05/08/252374237CITY CTR DR AND 79 PL ST UTILITIES 5033 20250214STANTEC CONSULTING SERVICES03/25/25408-48010-50303 371062,504.40 05/08/252374245CHISHOLM TRAIL IMPROVEMENTS 7366 20250214STANTEC CONSULTING SERVICES03/25/25408-48013-50303-401 371069,996.50 05/08/252374238NE CORCORAN WATER TOWER 5274 20250214STANTEC CONSULTING SERVICES03/25/25601-49400-50300 371061,365.75 05/08/252374239NE CORCORAN TRUNK 5275 20250214STANTEC CONSULTING SERVICES03/25/25601-49400-50300 37106396.50 05/08/252374247CITY OF CORCORAN 2025 GENERAL 7387 20250214STANTEC CONSULTING SERVICES03/25/25601-49400-50303 37106532.00 05/08/252374247CITY OF CORCORAN 2025 GENERAL 7387 20250214STANTEC CONSULTING SERVICES03/25/25602-49450-50303 75,460.56 Total For Check 37106 Check 37107 37107522.78 05/08/2520250501DRY CLEANING APRIL 2025TIDE CLEANERS05/02/25100-42100-50417 522.78 Total For Check 37107 Check 37108 371081,095.00 05/08/2525050100GENERAL CLEANING APRIL 2025ULTIMATE CLEANERS LLC05/01/25100-41900-50401 1,095.00 Total For Check 37108 Check 37109 3710910,833.00 05/15/25506351MAY 2025 FINANCE MGR SERVICES 90122FS.ABDO LLP05/08/25100-41500-50300 10,833.00 Total For Check 37109 Check 37110 37110445.30 05/15/2514267739ORDER 25718162-000 16" BAR & SPROCKETACME TOOLS04/21/25100-43100-50225 371101,719.71 05/15/2514300153ORDER 25859348-000 MILWAUKEE PARTSACME TOOLS04/26/25100-45200-50221 2,165.01 Total For Check 37110 Check 37111 37111121.98 05/15/251H9M-3NK3-7TQ9TORK SEPTIC SAFE TOILET PAPER WHITEAMAZON CAPITAL SERVICES04/28/25100-41900-50210 3711115.98 05/15/251HMH-69QJ-7RVTHDMI EXTENDERAMAZON CAPITAL SERVICES04/28/25100-41900-50210 37111(38.56)05/15/251RWW-DMQ4-KFWQCREDIT ON INV 1KNK-VCMW-7FFFAMAZON CAPITAL SERVICES12/04/24100-42400-50207 37111226.58 05/15/251R7W-NNKY-7VTFCARABINER & GUN LOCKSAMAZON CAPITAL SERVICES04/28/25204-42100-50210 325.98 Total For Check 37111 Check 37112 371121,157.16 05/15/25AD7ZB9XAPPLE 10.9 IPAD X 4CDW GOVERNMENT04/21/25100-41900-50200 371123,603.42 05/15/25AD7LE5WADOBE PRODUCTSCDW GOVERNMENT04/17/25100-41920-50221 4,760.58 Total For Check 37112 Check 37113 3711321.14 05/15/254229007762BLACK MATS-CITY HALLCINTAS - 47004/30/25100-41900-50400 3711321.14 05/15/254228266718BLACK MATS-CITY HALLCINTAS - 47004/23/25100-41900-50400 371135.56 05/15/254229007766SUPPLIES & UNIFORMSCINTAS - 47004/30/25100-43100-50400 3711325.91 05/15/254229007822SHOP SUPPLIESCINTAS - 47004/30/25100-43100-50400 3711325.91 05/15/254228266834SUPPLIESCINTAS - 47004/23/25100-43100-50400 17 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 4/6Page: 05/15/2025 02:34 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 05/08/2025 - 05/22/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 37113 3711329.74 05/15/254228266883SUPPLIES & UNIFORMSCINTAS - 47004/23/25100-43100-50400 37113103.58 05/15/254229007766SUPPLIES & UNIFORMSCINTAS - 47004/30/25100-43100-50417 37113166.76 05/15/254229007845UNIFORMSCINTAS - 47004/30/25100-43100-50417 37113103.58 05/15/254228266883SUPPLIES & UNIFORMSCINTAS - 47004/23/25100-43100-50417 37113166.76 05/15/254228266886UNIFORMSCINTAS - 47004/23/25100-43100-50417 670.08 Total For Check 37113 Check 37114 37114578.72 05/15/25E4-250416385ONAN GEN SET/DGDA MAINTENANCECUMMINS SALES AND SERVICE04/19/25100-41900-50401 578.72 Total For Check 37114 Check 37115 371151,980.55 05/15/25E4-250416413ONAN GEN SET/DSGAA MAINTENANCECUMMINS SALES AND SERVICE04/21/25100-43100-50223 1,980.55 Total For Check 37115 Check 37116 3711636.00 05/15/2520250515MN100 PLATES QTY 12DVS05/15/25100-42100-50220 36.00 Total For Check 37116 Check 37117 37117107.07 05/15/251044618AD 1463839 MAY 1 PH NEW MAHAVENECM PUBLISHERS INC04/17/25100-41900-50350 37117107.07 05/15/251044617AD 1463838 MAY 1 PH KARINIEMI ACRES 2NDECM PUBLISHERS INC04/17/25100-41900-50350 214.14 Total For Check 37117 Check 37118 371181,008.64 05/15/251000243881JAIL PER DIEM FEBRUARY 2025HENN CO SHERIFF03/19/25100-42100-50305 1,008.64 Total For Check 37118 Check 37119 371192,314.38 05/15/25INV2773473COPIER 04/30/25 - 07/29/25 5 BILLINGMETRO SALES INC04/24/25100-41920-50210 2,314.38 Total For Check 37119 Check 37120 37120659.73 05/15/25INV2768962CONTRACT 63313-STATE-01 LEASE CHGMETRO SALES INC04/18/25100-41920-50210 659.73 Total For Check 37120 Check 37121 371212,000.00 05/15/251266POLICE BWC AUDIT 2025MINNESOTA SECURITY CONSORTIUM04/24/25100-42100-50300 2,000.00 Total For Check 37121 Check 37122 3712286.52 05/15/25598801NAPA GOLD AIR FILTERNAPA AUTO PARTS - Corcoran04/24/25100-43100-50220 86.52 Total For Check 37122 Check 37123 3712310,690.00 05/15/2564515MESIC PRAIRIE SOUTHEAST MIX 28 ACRESSHOOTING STAR NATIVE SEEDS05/13/25100-43100-50210 10,690.00 Total For Check 37123 Check 37124 37124558.12 05/15/2510206486G114 LRH X 2SUBURBAN TIRE WHOLESALE INC04/18/25100-43100-50220 37124340.00 05/15/2510206485C RADIAL TRAIL X 4SUBURBAN TIRE WHOLESALE INC04/18/25100-45200-50221 898.12 Total For Check 37124 Check 37125 37125457.92 05/15/2520250515UNION/TEAM LEGAL DUES MAY 2025TEAMSTER LOCAL 32005/15/25100-00000-21707 18 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 5/6Page: 05/15/2025 02:34 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 05/08/2025 - 05/22/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number Check 37125 457.92 Total For Check 37125 Check 37126 37126933.00 05/15/25IN-165784BUILDING MAINTENANCETHOMAS SCIENTIFIC04/29/25100-43100-50223 933.00 Total For Check 37126 Check 37127 37127365.80 05/15/25476987BRACKET FENDER OUT PROTECT.TOWMASTER04/25/25100-43100-50220 365.80 Total For Check 37127 Check 37128 3712849,080.20 05/22/25223581ST QTR 2025 WATER USAGE CITY OF MAPLE GROVE05/22/25601-49400-50311 49,080.20 Total For Check 37128 Check 37129 3712975,186.67 05/22/254574PERMITS FINALED APRIL 2025METRO WEST INSPECTION SERVICES04/28/25100-42400-50300 75,186.67 Total For Check 37129 Check 37130 3713030,613.59 05/22/250001187253WASTE WATER SERVICE JUNE 2025METROPOLITAN COUNCIL ENVIRO05/22/25602-49450-50312 30,613.59 Total For Check 37130 Check 37131 3713174,550.00 05/22/2520250522APRIL 2025 SEWER AVAILABILITY CHARGEMETROPOLITAN COUNCIL05/22/25602-00000-20800 37131(745.50)05/22/2520250522APRIL 2025 SEWER AVAILABILITY CHARGEMETROPOLITAN COUNCIL05/22/25602-00000-36200 73,804.50 Total For Check 37131 Check 37132 3713226,577.50 05/22/2524-26.6CORCORAN COMMUNITY PARK INVOICE 6OERTEL ARCHITECTS05/22/25415-45200-50300 26,577.50 Total For Check 37132 Check 37133 3713328,825.35 05/22/252374242CITY DOWNTOWN PARK 7229 20250214STANTEC CONSULTING SERVICES03/25/25415-45200-50300 3713339,080.00 05/22/252374234WTP PRELIMINARY DESIGN 4426 20250214STANTEC CONSULTING SERVICES03/25/25601-00000-16500 67,905.35 Total For Check 37133 Check 37134 3713450,474.94 05/22/25INV258544POLICE INTERCEPTOR UTILITY AWD-SQUAD 583, VIN 1410TENVOORDE FORD, INC04/25/25435-42100-50550 3713450,474.94 05/22/25INV258542POLICE INTERCEPTOR UTILITY AWD-SQUAD 582, VIN 1175TENVOORDE FORD, INC04/25/25435-42100-50550 3713450,474.94 05/22/25INV258543POLICE INTERCEPTOR UTILITY AWD-SQUAD 580, VIN 0463TENVOORDE FORD, INC04/25/25435-42100-50550 3713450,474.94 05/22/25INV258545POLICE INTERCEPTOR UTILITY AWD-SQUAD 581, VIN 0987TENVOORDE FORD, INC04/25/25435-42100-50550 3713450,474.94 05/22/25INV258546POLICE INTERCEPTOR UTILITY AWD-SQUAD 584, VIN 4730TENVOORDE FORD, INC04/25/25435-42100-50550 252,374.70 Total For Check 37134 19 CHECK REGISTER - COUNCIL INVOICE GL DISTRIBUTION REPORT FOR CITY OF CORCORAN 6/6Page: 05/15/2025 02:34 PM User: RCKOTTKE DB: Corcoran EXP CHECK RUN DATES 05/08/2025 - 05/22/2025 JOURNALIZED PAID - CHECK TYPE: PAPER CHECK Check #AmountChk DateInvoice Invoice Desc.VendorInvoice DateGL Number 193,739.26 Fund 100 GENERAL FUND 226.58 Fund 204 FIREARMS SAFETY 16,812.10 Fund 408 PAVEMENT MANAGEMENT 55,402.85 Fund 415 PARK CAPITAL FUND 266,874.70 Fund 435 2025A BOND EQUIPMENT 100,328.99 Fund 601 WATER 105,885.83 Fund 602 SEWER Fund Totals: 739,270.31 Total For All Funds: 20 STAFF REPORT Agenda Item: 6.c Council Meeting: May 22, 2025 Prepared By: Deb Johnson, City Clerk Topic: First Quarter Financial Report - Abdo Action Required: None Council Action None - Information Only Attachments 1. First Quarter Financial Report.pdf 21 1st Quarter Report City of Corcoran City of Corcoran, Minnesota As of March 31, 2025 22 ACCOUNTANT'S COMPILATION REPORT May 15, 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 March 31, 2025 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 23 03/31/2025 12/31/2024 Increase/ (Decrease) Checking and Savings $8,219,599 $12,843,656 $(4,624,058) Investments (at Market Value)13,735,936 13,512,545 223,391 Total Cash and Investments $21,955,535 $26,356,202 $(4,400,667) Checking and Savings Investments (at Market Value) Total Cash and Investments 03/31/2025 12/31/2024 Increase/ (Decrease) Checking and Savings $8,219,599 $12,843,657 $(4,624,058) Money Market 13,735,936 13,512,545 223,391 Brokered CD 0 0 0 Government Securities 0 0 0 Total Investments $21,955,535 $26,356,202 $(4,400,667) Checking and Savings Money Market Brokered CD Government Securities Total Investments May 15, 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 March 31, 2025 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: 24 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 25 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 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 3/31/2025 4.38 4.32 4.23 4.03 3.89 3.89 3.96 4.09 4.23 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 3/31/2025 26 City of Corcoran, Minnesota Statement of Revenues and Expenditures - Budget and Actual - General Fund (Unaudited) For the Three Months Ended March 31, 2025 2025 Annual Budget YTD Budget 3/31/2025 YTD Actual Thru 3/31/2025 Variance - Favorable (Unfavorable) Percent Received or Expended Based on Budget Thru March I C Revenues Taxes $7,974,335 $1,993,584 $0 $(1,993,584)0.00%① Special Assessments 0 0 0 0 0.00% Licenses and Permits 1,423,800 355,950 327,312 (28,638)91.95% Fines 30,000 7,500 5,275 (2,225)70.33% Transfers 500,000 125,000 0 (125,000)0.00%② Intergovernmental 598,131 149,533 164,315 14,782 109.89% Charges for Services and Sales 343,500 85,875 53,501 (32,374)62.30%③ Miscellaneous Revenue 76,250 19,063 4,957 (14,106)26.00% Interest 25,000 6,250 21,305 15,055 340.88% Total Revenues $10,971,016 $2,742,754 $576,665 $(2,166,090)21.03%①, ②, ③ Expenditures City Council $27,135 $6,784 $3,104 $3,680 45.75% Communication 0 0 0 0 0.00% City Administration 229,703 57,426 52,123 5,303 90.77% Administration 643,505 160,876 126,687 34,189 78.75%④ Election 2,000 500 0 500 0.00% Finance 319,908 79,977 102,092 (22,115)127.65%⑤ Assessing 0 0 0 0 0.00% Legal 85,000 21,250 11,664 9,586 54.89% Central Services 591,253 147,813 101,546 46,267 68.70%⑥ Planning and Zoning 413,491 103,373 66,076 37,297 63.92%⑦ Information Technology 337,093 84,273 50,410 33,863 59.82%⑧ Police 3,090,075 772,519 692,734 79,785 89.67% Police Administration 265,500 66,375 52,258 14,117 78.73% Emergency Management 12,800 3,200 7,537 (4,337)235.53% Building Inspection 794,017 198,504 292,579 (94,075)147.39%⑨ Code Enforcement 0 0 0 0 0.00% Highway, Streets, and Roadways 1,668,701 417,175 286,269 130,906 68.62%⑩ Paved Streets 375,000 93,750 26 93,724 0.03%⑪ Unpaved Streets 515,000 128,750 3,557 125,193 2.76%⑫ Ice and Snow Removal 72,100 18,025 10,903 7,122 60.49% Engineering 364,884 91,221 52,790 38,431 57.87%⑬ Recycling 13,600 3,400 3,831 (431)112.68% Recreation 290,612 72,653 34,515 38,138 47.51%⑭ Parks 181,260 45,315 43,811 1,504 96.68% Transfers 0 0 0 0 0.00% Fire 678,379 169,595 169,641 (46)100.03% Total Expenditures $10,971,016 $2,742,754 $2,164,153 $578,601 78.90%④, ⑤, ⑥, … Total $0 $0 $(1,587,488)$(1,587,489)-158748800…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% 27 Number Comment ①Taxes are received in June and December. ②Transfers to be completed later in the year. ③Variance caused by lower-than-expected revenue from Public Works review fees and building permits. ④Variance caused by full-time wages being below budget. ⑤Variance caused by charges for Abdo services exceeding the budget. ⑥Transfers to be completed later in the year. ⑦Variance caused by lower expenses for city business planner services and full-time wages. ⑧Variance due to prior year included 8,835.50 for service engineer support and full time wages are currently under budget. ⑨Variance caused by higher finalized permit fees from Metro West Inspection Services in the first quarter. ⑩Variance due to lower full time wages, repairs and maintenance, and landscape fees. ⑪Variance due to no repairs and maintenance charges during first quarter. ⑫Variance due to no repairs and maintenance charges during first quarter. ⑬Variance due to no general engineering expense charged in first quarter. ⑭Variance due to lower wages and benefits expenses. Explanation of Items Percentage Received/Expended Less that 80% or Greater than 120% and a $ Variance Greater than $20,000. 28 PY Quarter Balance 3/31/2024 PY Ending Balance 12/31/2024 Quarter Ending Balance 3/31/2025 YTD Change 3/31/2025 YTD Change % 3/31/2025 C 101 - General 4,926,117 7,160,129 5,103,321 (2,056,808)-28.73%① 101 - Long-Term Planning (23,687)0 (2,403)(2,403)0.00% 201 - Reserve Donation 32,033 33,281 32,913 (368)-1.11% 202 - City Community Events (7,954)(4,052)(4,052)0 0.00% 204 - Firearms Safety 21,037 11,449 11,880 431 3.76% 205 - DWI Forfeiture 9,063 9,168 9,320 152 1.66% 206 - Drug Forfeiture 2,890 2,934 2,945 11 0.37% 207 - Truck Safety 1,211 1,741 4,486 2,745 157.67% 208 - Lawful Gambling 249,360 279,813 220,540 (59,273)-21.18%② 209 - Emergency Sirens 71,954 100,471 107,209 6,738 6.71% 309 - G.O. Equipment Certificates (301,808)117,262 (293,732)(410,994)-350.49%③ 311 - 2020B G.O. Bonds 155,552 178,046 3,776 (174,270)-97.88%④ 312 - 2016A G.O. Bonds (805,042)(664,408)(931,585)(267,177)40.21%⑤ 313 - 2018A G.O. Bonds 276,922 373,532 287,258 (86,274)-23.10%⑥ 314 - G.O. Tax Abatement Bonds (1,258,639)287,695 16,868 (270,827)-94.14%⑦ 401 - Long Range Capital Planning 2,137,537 2,073,902 1,973,738 (100,164)-4.83%⑧ 408 - Pavement Management (79,853)(31,775)(34,516)(2,741)8.63% 411 - Public Works Facility 73,605 56,137 56,368 231 0.41% 415 - Park Capital 4,380,229 5,284,318 5,178,427 (105,891)-2.00%⑨ 416 - Capital Equip-Cert 201,899 (223,588)(114,099)109,489 -48.97% 419 - Hackamore Upgrade 1,051,614 1,022,451 1,027,815 5,364 0.52% 420 - Wetland Restoration 109,194 110,856 111,311 455 0.41% 425 - Pulte Encore 206,383 159,661 160,315 654 0.41% 435 - 2025A Bond Equipment 0 0 11,916 11,916 0.00% 434 - Horseshoe Bend and City Center 1,353,787 (1,720,455)(1,819,070)(98,615)5.73%⑩ 501 - Lions and Jaycees 6,321 6,417 6,443 26 0.41% 601 - Water 18,495,969 7,272,642 6,379,038 (893,604)-12.29%⑪ 602 - Sewer 3,419,435 4,374,096 4,364,280 (9,816)-0.22% 603 - Stormwater 78,324 84,479 84,825 346 0.41% Total $34,783,453 $26,356,202 $21,955,535 $(4,400,667)-16.70%①, ②, … 101 - General 101 - Long-Term Planning 201 - Reserve Donation 202 - City Community Events 204 - Firearms Safety 205 - DWI Forfeiture 206 - Drug Forfeiture 207 - Truck Safety 208 - Lawful Gambling 209 - Emergency Sirens 309 - G.O. Equipment Certificates 311 - 2020B G.O. Bonds 312 - 2016A G.O. Bonds 313 - 2018A G.O. Bonds 314 - G.O. Tax Abatement Bonds 401 - Long Range Capital Planning 408 - Pavement Management 411 - Public Works Facility 415 - Park Capital 416 - Capital Equip-Cert 419 - Hackamore Upgrade 420 - Wetland Restoration 425 - Pulte Encore 435 - 2025A Bond Equipment 434 - Horseshoe Bend and City Center 501 - Lions and Jaycees 601 - Water 602 - Sewer 603 - Stormwater Total City of Corcoran, Minnesota Unaudited Cash Balances by Fund March 31, 2024, December 31, 2024 and March 31, 2025 29 Number Comment ①See Statement of Revenue and Expenditures for the General Fund for detail of fund activity. ②Decrease due to donation of $72,000 for Burschville School repair. ③Decrease is due to bond payments made. Taxes and assessments revenue will be received in July and December. ④Decrease is due to bond payments made. Taxes and assessments revenue will be received in July and December. ⑤Decrease is due to bond payments made. Taxes and assessments revenue will be received in July and December. ⑥Decrease is due to bond payments made. Taxes and assessments revenue will be received in July and December. ⑦Decrease is due to bond payments made. Taxes and assessments revenue will be received in July and December. ⑧Variance due to invoice of $108,232 paid to Comcast Cable. ⑨Variance due to Community Park project expenses paid. ⑩Decrease due to City Center Drive project expenses paid. There is a cost share agreement with St. Therese for a portion of the cash deficit. ⑪See Statement of Revenue and Expenditures for the Water Fund for detail of fund activity. Explanation of Changes with a Variance of $50,000. 30 City of Corcoran, Minnesota Schedule of Investments For the Month Ending March 31st, 2025 Unadjusted Market Value Deposits -Expenditures -YTD Market Value Market Value Unrealized Institution Description Type Rate 1/1/2025 Purchases Sales Transfers Interest 3/31/2025 3/31/2025 Gain / Loss Northland Federated Hermes US Treasury Money Market 1,389,884.89 - - - 14,404.72 1,404,289.61 1,404,289.61$ - 4M 4M Money Market 5.242%6,131,598.08 - - - 65,572.06 6,197,170.14 6,197,170.14$ - 4MP 4M PLUS Money Market 5.352%2,281,595.60 - - - 24,507.18 2,306,102.78 2,306,102.78$ - 4M 2023A GO Bonds Money Market 5.242%3,709,466.70 - - - 39,669.51 3,749,136.21 3,749,136.21$ - 4M 2025A G.O. Bonds Money Market 4.289%- 79,200.00 - - 37.29 79,237.29 79,237.29$ - 13,512,545.27 79,200.00 - - 144,190.76 13,735,936.03 13,735,936.03 - - - - - - - -$ - Farmers State Bank Savings - 2113 Savings 9,699,398.76 278,043.53 (6,435,024.64) - 121.84 3,542,539.49 3,542,539.49$ - Farmers State Bank Debit Card Account - 3021 Checking 5,454.70 - - - 0.14 5,454.84 5,454.84$ - Farmers State Bank of Hamel Main - 1199 Checking 3,136,213.70 11,336,866.01 (9,473,155.84) - 120.46 5,000,044.33 5,000,044.33$ - Farmers State Bank Pat Puhle Memorial Fund - 7883 Savings 10,902.14 - - - 0.27 10,902.41 10,902.41$ - Bankwest Money Market Savings 14,454.97 - (14,466.66) - 11.69 (0.00) -$ 0.00 Petty Cash Petty Cash Checking 350.00 - - - - 350.00 350.00$ - - -$ 12,866,774.27 11,614,909.54 (15,922,647.14) - 254.40 8,559,291.07 8,559,291.07 0.00 Total cash and investments 26,379,319.54$ 11,694,109.54$ (15,922,647.14)$ -$ 144,445.16$ 22,295,227.10$ 22,295,227.10$ 0.00$ Deposits in Transit 35,755.65$ O/S Checks (375,447.82)$ Reconcilied Total 21,955,534.93$ 31 City of Corcoran, Minnesota Schedule of Investments For the Month Ending March 31, 2025 Unadjusted Market Value Market Value Variance Maturity 3/31/2025 3/31/2025 3/31/2025 Current 22,295,227.10$ 22,295,227.10$ -$ < 1 year - - - 1-2 years - - - 2-3 years - - - 3-4 years - - - 5+ years - - - 22,295,227.10$ 22,295,227.10$ -$ Weighted average Rate of return 2.91%3/31/2025 Average Maturity (years)- 3/31/2025 Market Value Investment Type 3/31/2025 Money Market 13,735,936.03$ Brokered CD - Savings 3,553,441.90 Government Securities - Municipal Securities - Checking 5,005,849.17 22,295,227.10$ Operating Account Next Month Items - O/S Deposits 35,755.65 O/S Checks (375,447.82) Reconciled Balance 21,955,534.93$ $- $5,000,000 $10,000,000 $15,000,000 $20,000,000 $25,000,000 Current < 1 year 1-2 years 2-3 years 3-4 years 5+ years Maturities Market Value Market Value 62% 0% 22% Money Market Brokered CD Savings Checking 32 City of Corcoran, Minnesota Statement of Revenues and Expenses - Budget and Actual - Water Fund (Unaudited) For the Three Months Ended March 31, 2025 2025 Annual Budget Amount YTD PY 3/31/2024 Amount YTD 3/31/2025 YOY Variance 3/31/2025 CY as a Percent of PY 3/31/2025 C Revenues Charges for Services and Sales $4,624,740 $120,867 $253,547 $132,680 209.77%① Interest 15,000 0 59,672 59,672 0.00%② Special Assessments 0 0 765 765 0.00% Total Revenues $4,639,740 $120,867 $313,984 $193,117 259.78%①… Expenditures Employee $212,689 $0 $34,384 $(34,384)0.00%③ Supplies 144,500 5,615 15,219 (9,604)271.04% Professional Services 178,500 53,601 21,498 32,103 40.11%④ Water Purchases 330,000 0 (554)554 0.00% Depreciation 375,000 0 38,640 (38,640)0.00%⑤ Utilities 2,000 427 364 63 85.25% Transfers 376,243 0 0 0 0.00% Debt and Bonds 1,477,785 203,784 466,468 (262,684)228.90%⑥ Miscellaneous Expenditures 29,300 2,872 2,392 480 83.29% Expenditures Total $3,126,017 $266,299 $578,411 $(312,112)$217.20%③… Total $1,513,723 $(145,432)$(264,427)$(118,995)$181.82%①… Revenues Charges for Services and Sales Interest 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 $2,000,000 $4,000,000 $6,000,000 Jan Feb Mar Apr May Jun Jul Aug Sep Oct Nov Dec Current Year Prior Year 2 Prior Years 33 Number Comment ①Variance due to prior year revenue being miscoded and the correction didn't occur until later in the year, causing the PY revenue to show lower than actual. ②Variance due to interest revenue not being recorded until the second quarter in prior year. ③Variance due to salary allocations to this fund didn't occur until 2025. ④Variance due to a decrease in water supply and NE Corcoran trunk infrastructure expenses. ⑤Variance due to depreciation estimate not being recorded in the first quarter for the prior year. ⑥Variance due to larger interest expense in current year. Explanation of Items Percentage Received/Expended Less than 80% or Greater than 120% and a $ Variance Greater than $20,000. 34 City of Corcoran, Minnesota Statement of Revenues and Expenditures - Budget and Actual - Sewer Fund (Unaudited) For the Three Months Ended March 31, 2025 2025 Annual Budget Amount YTD PY 3/31/2024 Amount YTD 3/31/2025 YOY Variance 3/31/2025 CY as a Percent of PY 3/31/2025 C Revenue Charges for Services and Sales $2,123,100 $261,246 $297,856 $36,610 114.01% Special Assessments 0 0 191 191 0.00% Interest 15,000 0 17,846 17,846 0.00% Miscellaneous Revenue 8,500 378 565 187 149.47% Revenue Total $2,146,600 $261,624 $316,458 $54,834 $120.96% Expenditures Employee $228,748 $0 $34,255 $(34,255)0.00%① Supplies 24,750 362 2,843 (2,481)785.36% Professional Services 454,000 74,947 82,323 (7,376)109.84% Depreciation 209,000 0 52,713 (52,713)0.00%② Utilities 6,000 1,171 1,203 (32)102.73% Transfers 392,611 0 0 0 0.00% Debt and Bonds 122,188 104,441 17,557 86,884 16.81%③ Miscellaneous Expenditures 18,500 2,872 2,265 607 78.86% Expenditures Total $1,455,797 $183,793 $193,159 $(9,366)105.10%①, ②,… Total $690,803 $77,831 $123,299 $45,468 $158.42%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 35 Number Comment ①Variance due to salary allocations to this fund didn't begin until 2025. ②Variance due to depreciation estimate not being recorded in the first quarter for the prior year. ③Variance due to current year bond expense being properly recorded to balance sheet current bonds payable. Explanation of Items Percentage Received/Expended Less than 80% or Greater than 120% and a $ Variance Greater than $20,000. 36 FUND: ALL FUNDS CASH AND INVESTMENT ACCOUNTS CASH SUMMARY BY FUND FOR CITY OF CORCORAN 1/1Page: 05/15/2025 08:29 AM User: AWATSON DB: Corcoran FROM 03/31/2025 TO 03/31/2025 Ending Balance 03/31/2025 Total Credits Total Debits Beginning Balance 03/31/2025DescriptionFund 5,103,320.96 385,868.89 28,026.74 5,461,163.11 GENERAL FUND100 (2,402.87)0.00 0.00 (2,402.87)LONG-TERM PLANNING FUND101 0.01 0.00 0.00 0.01 PARK MAINTENANCE FUND200 32,913.26 0.00 134.06 32,779.20 RESERVES DONATION FUND201 (4,051.91)0.00 0.00 (4,051.91)CITY COMMUNITY EVENTS202 11,879.88 0.00 48.18 11,831.70 FIREARMS SAFETY204 9,319.61 0.00 37.71 9,281.90 DWI FORFEITURE FUND205 2,945.05 0.00 11.52 2,933.53 DRUG FORFEITURE FUND206 4,486.40 0.00 17.81 4,468.59 TRUCK SAFETY207 220,539.66 0.00 902.84 219,636.82 LAWFUL GAMBLING208 107,209.16 0.00 437.81 106,771.35 OUTDOOR WARNING POINT209 (293,731.86)0.00 0.00 (293,731.86)D/S-EQUIPMENT CERTS309 (18,918.62)197,695.00 730.02 178,046.36 2020B CAPITAL IMP REFUNDING BOND D/S311 (908,890.30)0.00 197,697.39 (1,106,587.69)2016A DOWNTOWN IMPROVEMENT D/S312 287,258.07 0.00 2,189.03 285,069.04 ROCKFORD SCHOOL LAND 2018A D/S313 16,868.08 0.00 68.08 16,800.00 2023A DEBT SERVICE314 1,973,738.16 0.00 8,067.98 1,965,670.18 LONG RANGE PLANNING401 (34,516.40)285.25 74,885.50 (109,116.65)PAVEMENT MANAGEMENT408 56,367.76 0.00 230.42 56,137.34 PUBLIC WORKS FACILITY411 5,178,426.72 0.00 21,083.00 5,157,343.72 PARK CAPITAL FUND415 (114,099.23)0.00 67,321.00 (181,420.23)CAPITAL-EQUIPMENT CERTS416 1,027,814.76 0.00 5,780.49 1,022,034.27 HACKAMORE UPGRADE (LENNAR)419 111,310.65 0.00 454.56 110,856.09 WETLAND RESTORATION (LENNAR)420 160,315.23 0.00 654.61 159,660.62 PULTE ENCORE/BELLWETHER PROJEC425 (1,819,069.80)74,885.50 2,770,977.75 (4,515,162.05)CITY CENTER DRIVE AND HORSESHOE BEND434 11,916.29 67,321.00 79,237.29 0.00 2025A BOND EQUIPMENT435 6,442.87 0.00 26.18 6,416.69 CIVIC ORGANIZATIONS501 6,379,037.88 2,592.07 64,964.85 6,316,665.10 WATER601 4,364,279.81 2,783.42 18,840.15 4,348,223.08 SEWER602 84,825.23 0.00 346.68 84,478.55 STORMWATER603 0.42 0.00 0.00 0.42 STREET LIGHT604 21,955,534.93 731,431.13 3,343,171.65 19,343,794.41 TOTAL - ALL FUNDS 37 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 1/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 100 - GENERAL FUND Dept 00000 0.00 7,974,335.00 (105,073.65)0.00 7,974,335.00 GENERAL PROPERTY TAXES31000 0.00 0.00 0.00 0.00 0.00 DELINQUENT PROPERTY TAXES31020 0.00 0.00 0.00 0.00 0.00 FISCAL DISPARITIES31040 6.00 9,400.00 (29,600.00)600.00 10,000.00 BUSINESS LICENSE & PERMITS32100 1.43 15,525.00 150.00 225.00 15,750.00 ALCOHOL/TOBACCO LICENSES32110 19.37 806,292.89 86,093.53 193,707.11 1,000,000.00 BUILDING PERMITS32210 25.38 9,925.00 1,275.00 3,375.00 13,300.00 GAS INSTALLATION PERMITS32220 31.60 27,360.00 5,580.00 12,640.00 40,000.00 PLUMBING CONNECTION PERMITS32230 0.00 0.00 0.00 0.00 0.00 ANIMAL LICENSES32240 60.67 295.00 0.00 455.00 750.00 SIGN PERMITS32260 28.77 39,175.00 6,975.00 15,825.00 55,000.00 MECHANICAL PERMITS32270 0.00 3,000.00 0.00 0.00 3,000.00 WETLAND PERMIT FEES32290 101.58 (466.90)10,749.25 30,097.90 29,631.00 STATE GRANTS AND AIDS33400 0.00 0.00 0.00 0.00 0.00 HOMESTEAD CREDIT33402 0.00 13,500.00 0.00 0.00 13,500.00 POLICE TRAINING REIMBURSEMENT33416 58.66 82,678.00 0.00 117,322.00 200,000.00 MUN STATE AID STREETS - MAINT33418 0.00 120,000.00 0.00 0.00 120,000.00 POLICE STATE AID33423 0.00 30,000.00 0.00 0.00 30,000.00 AGRICULTURAL MARKET VALUE CREDIT33426 0.00 0.00 0.00 0.00 0.00 STATE AID - PERA33429 0.00 14,000.00 0.00 0.00 14,000.00 COUNTY RECYCLING GRANT33615 0.00 10,000.00 0.00 0.00 10,000.00 OTHER COUNTY GRANTS AND AIDS33620 9.33 164,105.27 16,894.73 16,894.73 181,000.00 TOWARD ZERO DEATH GRANT33640 73.85 130.73 187.00 369.27 500.00 CHARGES FOR SERVICES34100 0.00 0.00 0.00 0.00 0.00 FACILITY RENTAL34101 32.63 37,055.00 8,260.00 17,945.00 55,000.00 ZONING & SUBDIVISION FEES34103 36.94 167,115.23 45,290.93 97,884.77 265,000.00 BUILDING PERMIT PLAN CHECK FEE34104 18.51 1,629.84 165.00 370.16 2,000.00 COPIES/MAPS34105 100.00 (25.00)25.00 25.00 0.00 ASSESSMENT SEARCHES34107 0.00 0.00 0.00 0.00 0.00 TIF ADMINISTRATION34108 18.85 60,053.62 6,688.04 13,946.38 74,000.00 OTHER BUILDING RELATED FEES34109 7.69 46,153.75 3,846.25 3,846.25 50,000.00 CITY PLANNER REVIEW FEE34110 15.50 3,380.00 230.00 620.00 4,000.00 PUBLIC SAFETY PERMITS34200 0.00 12,000.00 0.00 0.00 12,000.00 SPECIAL POLICE SERVICES34201 31.60 342.00 49.00 158.00 500.00 POLICE REPORTS34203 11.65 15,020.00 1,440.00 1,980.00 17,000.00 PUBLIC WORKS PERMITS AND FEES34300 0.00 0.00 0.00 0.00 0.00 DUST CONTROL34301 0.00 6,000.00 0.00 0.00 6,000.00 ICE & SNOW REMOVAL34303 6.88 82,132.50 5,992.50 6,067.50 88,200.00 PUBLIC WORKS REVIEW FEE34310 0.00 3,000.00 (63.92)0.00 3,000.00 RECYCLING34400 (2.56)5,948.39 0.00 (148.39)5,800.00 REFUSE COLLECTION CHARGES34403 (26.20)1,893.03 0.00 (393.03)1,500.00 PARK RENTAL34700 25.14 33,685.00 2,335.00 11,315.00 45,000.00 RECREATION PROGRAMMING34790 17.58 24,724.80 1,258.00 5,275.20 30,000.00 FINES35100 0.00 0.00 0.00 0.00 0.00 SPECIAL ASSESSMENTS36100 56.75 2,162.71 0.00 2,837.29 5,000.00 MISCELLANEOUS REVENUES36200 85.22 3,695.21 21,304.79 21,304.79 25,000.00 INTEREST EARNINGS36210 0.00 0.00 0.00 0.00 0.00 RENTS AND ROYALTIES36220 84.40 195.00 1,055.00 1,055.00 1,250.00 DONATIONS36230 0.00 0.00 0.00 0.00 0.00 DEVELOPER CONTRIBUTION36232 16.10 4,195.16 721.84 804.84 5,000.00 REFUNDS/REIMBURSEMENTS36400 0.00 65,000.00 (66,023.73)0.00 65,000.00 CABLE FRANCHISE FEE38050 100.00 (260.00)97.53 260.00 0.00 SALE OF ASSETS39101 0.00 500,000.00 0.00 0.00 500,000.00 TRANSFER FROM OTHER FUND39203 0.00 0.00 0.00 0.00 0.00 PRIOR PERIOD ADJUSTMENT39999 10,394,351.23 25,902.09 576,664.77 10,971,016.00 Net - Dept 00000 Dept 41110 - CITY COUNCIL 0.00 19,630.00 0.00 0.00 19,630.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 1,200.00 0.00 0.00 1,200.00 FICA50122 0.00 200.00 0.00 0.00 200.00 MEDICARE50126 55.94 2,202.86 1,840.14 2,797.14 5,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 21.66 783.42 216.58 216.58 1,000.00 OPERATING SUPPLIES50210 0.00 0.00 0.00 0.00 0.00 COMMUNICATIONS (GENERAL)50320 85.71 15.00 90.00 90.00 105.00 WORKER'S COMPENSATION INSURANCE50365 (24,031.28)(2,146.72)(3,103.72)(27,135.00)Net - Dept 41110 - CITY COUNCIL Dept 41130 - COMMUNICATION 0.00 0.00 0.00 0.00 0.00 PROFESSIONAL SERVICES50300 0.00 0.00 0.00 0.00 0.00 POSTAGE50322 0.00 0.00 0.00 0.00 0.00 OTHER COMMUNICATION50325 0.00 0.00 0.00 0.00 0.00 GENERAL NOTICES AND PUB INFO50350 38 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 2/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 100 - GENERAL FUND 0.00 0.00 0.00 0.00 Net - Dept 41130 - COMMUNICATION Dept 41320 - CITY ADMINISTRATOR 21.47 130,258.03 8,250.19 35,605.97 165,864.00 FULL-TIME EMPLOYEES - REGULAR50101 21.46 9,770.54 618.77 2,669.46 12,440.00 PERA50121 14.69 8,773.52 (125.45)1,510.48 10,284.00 FICA50122 10.44 2,153.93 (131.55)251.07 2,405.00 MEDICARE50126 45.16 13,051.30 3,818.50 10,749.70 23,801.00 EMPLOYER PAID INSURANCE50130 10.00 4,500.00 500.00 500.00 5,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 0.00 0.00 0.00 0.00 0.00 OPERATING SUPPLIES50210 0.00 0.00 0.00 0.00 0.00 PROFESSIONAL SERVICES50300 0.00 1,500.00 0.00 0.00 1,500.00 PERSONNEL ADMINISTRATION50307 0.00 600.00 0.00 0.00 600.00 TELEPHONE50321 0.00 5,000.00 0.00 0.00 5,000.00 TRAVEL EXPENSE50331 0.00 1,309.00 0.00 0.00 1,309.00 WORKER'S COMPENSATION INSURANCE50365 55.77 663.52 631.76 836.48 1,500.00 DUES AND MEMBERSHIPS50433 (177,579.84)(13,562.22)(52,123.16)(229,703.00)Net - Dept 41320 - CITY ADMINISTRATOR Dept 41400 - ADMINISTRATION 19.22 366,546.99 20,866.49 87,232.01 453,779.00 FULL-TIME EMPLOYEES - REGULAR50101 0.51 4,974.50 25.50 25.50 5,000.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.00 0.00 0.00 0.00 0.00 PART-TIME EMPLOYEES - REGULAR50111 0.00 0.00 0.00 0.00 0.00 PART-TIME EMPLOYEES - OVERTIME50112 19.28 27,472.47 1,583.11 6,561.53 34,034.00 PERA50121 16.53 23,485.08 590.24 4,649.92 28,135.00 FICA50122 11.43 5,827.66 (197.11)752.34 6,580.00 MEDICARE50126 19.80 73,212.72 6,745.30 18,074.28 91,287.00 EMPLOYER PAID INSURANCE50130 0.00 0.00 0.00 0.00 0.00 UNEMPLOYMENT COMPENSATION50140 15.25 10,169.47 1,550.00 1,830.53 12,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 0.00 0.00 0.00 0.00 0.00 OPERATING SUPPLIES50210 0.00 0.00 0.00 0.00 0.00 PROFESSIONAL SERVICES50300 40.00 4,500.00 1,500.00 3,000.00 7,500.00 PERSONNEL ADMINISTRATION50307 0.00 600.00 0.00 0.00 600.00 TELEPHONE50321 0.00 1,000.00 0.00 0.00 1,000.00 TRAVEL EXPENSE50331 218.23 (2,471.00)4,561.00 4,561.00 2,090.00 WORKER'S COMPENSATION INSURANCE50365 0.00 1,500.00 0.00 0.00 1,500.00 DUES AND MEMBERSHIPS50433 (516,817.89)(37,224.53)(126,687.11)(643,505.00)Net - Dept 41400 - ADMINISTRATION Dept 41410 - ELECTIONS 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.00 0.00 0.00 0.00 0.00 TEMPORARY/SEASONAL EMPLOYEES50114 0.00 0.00 0.00 0.00 0.00 FICA50122 0.00 0.00 0.00 0.00 0.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 0.00 2,000.00 0.00 0.00 2,000.00 OPERATING SUPPLIES50210 0.00 0.00 0.00 0.00 0.00 TRAVEL EXPENSE50331 100.00 (0.30)0.30 0.30 0.00 MISCELLANEOUS EXPENSE50430 (1,999.70)(0.30)(0.30)(2,000.00)Net - Dept 41410 - ELECTIONS Dept 41500 - FINANCE 20.07 59,358.11 3,683.69 14,908.89 74,267.00 FULL-TIME EMPLOYEES - REGULAR50101 80.26 296.13 27.36 1,203.87 1,500.00 FULL-TIME EMPLOYEES - OVERTIME50102 100.00 (1,621.05)1,621.05 1,621.05 0.00 PART-TIME EMPLOYEES - REGULAR50111 23.59 4,256.18 383.70 1,313.82 5,570.00 PERA50121 20.34 3,668.48 133.75 936.52 4,605.00 FICA50122 13.76 928.79 (39.53)148.21 1,077.00 MEDICARE50126 18.83 15,876.95 1,312.04 3,682.05 19,559.00 EMPLOYER PAID INSURANCE50130 0.00 0.00 0.00 0.00 0.00 UNEMPLOYMENT COMPENSATION50140 30.71 1,385.71 54.79 614.29 2,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 36.62 131,824.20 23,806.00 76,175.80 208,000.00 PROFESSIONAL SERVICES50300 94.49 82.60 1,417.40 1,417.40 1,500.00 PERSONNEL ADMINISTRATION50307 0.00 300.00 0.00 0.00 300.00 TRAVEL EXPENSE50331 0.00 780.00 0.00 0.00 780.00 WORKER'S COMPENSATION INSURANCE50365 9.33 680.00 0.00 70.00 750.00 DUES AND MEMBERSHIPS50433 (217,816.10)(32,400.25)(102,091.90)(319,908.00)Net - Dept 41500 - FINANCE Dept 41550 - ASSESSING 0.00 0.00 0.00 0.00 0.00 OPERATING SUPPLIES50210 0.00 0.00 0.00 0.00 0.00 PROFESSIONAL SERVICES50300 39 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 3/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 100 - GENERAL FUND 0.00 0.00 0.00 0.00 Net - Dept 41550 - ASSESSING Dept 41600 - LEGAL 13.72 73,336.35 2,453.10 11,663.65 85,000.00 PROFESSIONAL SERVICES50300 (73,336.35)(2,453.10)(11,663.65)(85,000.00)Net - Dept 41600 - LEGAL Dept 41900 - CENTRAL SERVICES 5.61 7,079.27 185.84 420.73 7,500.00 OFFICE SUPPLIES50200 21.44 19,639.44 1,823.34 5,360.56 25,000.00 OPERATING SUPPLIES50210 28.74 712.56 287.44 287.44 1,000.00 MOTOR FUELS50212 0.00 1,500.00 0.00 0.00 1,500.00 REPAIR AND MAINTENANCE SUPPLIES - EQUIP.50221 78.60 3,209.45 1,573.82 11,790.55 15,000.00 PROFESSIONAL SERVICES50300 0.00 25,000.00 0.00 0.00 25,000.00 SOFTWARE50308 25.39 4,476.84 1,248.99 1,523.16 6,000.00 TELEPHONE50321 6.92 5,584.84 328.85 415.16 6,000.00 POSTAGE50322 15.45 14,542.44 1,169.77 2,657.56 17,200.00 GENERAL NOTICES AND PUB INFO50350 24.63 116,818.79 (116,664.79)38,181.21 155,000.00 INSURANCE50360 11.69 13,246.00 552.95 1,754.00 15,000.00 UTILITY SERVICES50380 9.08 27,277.18 (4,387.64)2,722.82 30,000.00 ELECTRIC UTILITIES50381 115.75 (15.75)115.75 115.75 100.00 WATER & SEWER50382 1.41 14,788.60 147.98 211.40 15,000.00 REPAIR AND MAINTENANCE - CONTRACT50400 12.92 21,768.79 1,026.67 3,231.21 25,000.00 REPAIR AND MAINTENANCE - BUILDING50401 0.40 4,980.00 20.00 20.00 5,000.00 REPAIR AND MAINTENANCE - VEHICLE50403 0.00 7,500.00 0.00 0.00 7,500.00 REPAIR AND MAINTENANCE - MACHINERY/EQUIP50404 0.00 750.00 0.00 0.00 750.00 OFFICE EQUIPMENT RENTAL50413 100.00 (97.53)97.53 97.53 0.00 MISCELLANEOUS EXPENSE50430 0.00 400.00 0.00 0.00 400.00 BANKING CHARGES50431 0.00 5,000.00 0.00 0.00 5,000.00 CREDIT CARD FEES50432 109.19 (2,757.00)2,750.00 32,757.00 30,000.00 DUES AND MEMBERSHIPS50433 0.00 0.00 0.00 0.00 0.00 BUILDINGS AND STRUCTURES50520 0.00 198,303.00 0.00 0.00 198,303.00 TRANSFERS50700 (489,706.92)109,723.50 (101,546.08)(591,253.00)Net - Dept 41900 - CENTRAL SERVICES Dept 41910 - PLANNING & ZONING 19.71 171,166.79 11,526.71 42,016.21 213,183.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 1,000.00 0.00 0.00 1,000.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.00 0.00 0.00 0.00 0.00 PART-TIME EMPLOYEES - REGULAR50111 19.62 12,912.79 864.50 3,151.21 16,064.00 PERA50121 13.29 11,515.11 (57.04)1,764.89 13,280.00 FICA50122 8.55 2,840.38 (160.48)265.62 3,106.00 MEDICARE50126 17.72 45,784.05 4,333.64 9,860.95 55,645.00 EMPLOYER PAID INSURANCE50130 3.95 9,509.00 391.00 391.00 9,900.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 2.50 585.01 14.99 14.99 600.00 OPERATING SUPPLIES50210 7.59 81,410.00 2,767.50 6,690.00 88,100.00 PROFESSIONAL SERVICES50300 0.00 4,500.00 0.00 0.00 4,500.00 PERSONNEL ADMINISTRATION50307 33.33 3,066.64 1,533.36 1,533.36 4,600.00 SOFTWARE50308 0.00 0.00 0.00 0.00 0.00 GENERAL NOTICES AND PUB INFO50350 18.82 1,350.00 313.00 313.00 1,663.00 WORKER'S COMPENSATION INSURANCE50365 0.00 0.00 0.00 0.00 0.00 MISCELLANEOUS EXPENSE50430 4.05 1,775.00 75.00 75.00 1,850.00 DUES AND MEMBERSHIPS50433 (347,414.77)(21,602.18)(66,076.23)(413,491.00)Net - Dept 41910 - PLANNING & ZONING Dept 41920 - INFORMATION TECHNOLOGY 8.99 81,739.20 8,076.80 8,076.80 89,816.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - OVERTIME50102 8.99 6,131.24 605.76 605.76 6,737.00 PERA50121 9.26 5,053.28 515.72 515.72 5,569.00 FICA50122 9.26 1,182.38 120.62 120.62 1,303.00 MEDICARE50126 6.10 11,041.34 716.66 716.66 11,758.00 EMPLOYER PAID INSURANCE50130 100.00 (5,748.37)3,124.79 5,748.37 0.00 OPERATING SUPPLIES50210 7.54 41,608.95 3,391.05 3,391.05 45,000.00 REPAIR AND MAINTENANCE SUPPLIES - EQUIP.50221 16.48 125,282.39 10,154.65 24,717.61 150,000.00 PROFESSIONAL SERVICES50300 0.00 1,500.00 0.00 0.00 1,500.00 PERSONNEL ADMINISTRATION50307 26.07 18,482.70 0.00 6,517.30 25,000.00 SOFTWARE50308 0.00 410.00 0.00 0.00 410.00 WORKER'S COMPENSATION INSURANCE50365 0.00 0.00 0.00 0.00 0.00 REPAIR AND MAINTENANCE - CONTRACT50400 (286,683.11)(26,706.05)(50,409.89)(337,093.00)Net - Dept 41920 - INFORMATION TECHNOLOGY 40 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 4/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 100 - GENERAL FUND Dept 42100 - POLICE 0.00 0.00 0.00 0.00 0.00 AEM - FEDERAL GRANTS33631 21.51 1,164,083.94 85,899.21 319,033.06 1,483,117.00 FULL-TIME EMPLOYEES - REGULAR50101 16.45 45,798.31 251.37 9,017.69 54,816.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.00 31,500.00 0.00 0.00 31,500.00 FULL-TIME EMPLOYEES - EVENT PAY50103 10.03 155,027.98 6,724.05 17,292.02 172,320.00 PART-TIME EMPLOYEES - REGULAR50111 0.00 0.00 0.00 0.00 0.00 PART-TIME EMPLOYEES - OVERTIME50112 108.09 (849.11)1,149.11 11,349.11 10,500.00 PART-TIME EMPLOYEES - EVENT PAY50113 19.68 247,625.91 17,644.15 60,665.09 308,291.00 PERA50121 (85.95)12,574.25 (6,409.84)(5,812.25)6,762.00 FICA50122 11.83 21,164.02 (863.07)2,839.98 24,004.00 MEDICARE50126 27.37 210,737.72 29,233.96 79,427.28 290,165.00 EMPLOYER PAID INSURANCE50130 0.00 0.00 0.00 0.00 0.00 UNEMPLOYMENT COMPENSATION50140 108.75 (1,750.00)21,750.00 21,750.00 20,000.00 HEALTH INSURANCE SEVERANCE PAYMENT50150 8.40 3,664.04 85.96 335.96 4,000.00 OFFICE SUPPLIES50200 38.93 27,479.69 14,031.31 17,520.31 45,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 0.00 4,000.00 0.00 0.00 4,000.00 POLICE RESERVES50209 34.87 23,448.18 11,953.32 12,551.82 36,000.00 OPERATING SUPPLIES50210 19.59 36,184.67 8,815.33 8,815.33 45,000.00 MOTOR FUELS50212 33.37 9,328.34 3,083.57 4,671.66 14,000.00 REPAIR AND MAINTENANCE SUPPLIES50220 0.22 7,483.52 16.48 16.48 7,500.00 BUILDING REPAIR SUPPLIES50223 61.96 12,174.34 19,575.66 19,825.66 32,000.00 PROFESSIONAL SERVICES50300 16.95 33,221.00 1,833.00 6,779.00 40,000.00 LEGAL FEES50304 16.88 3,325.00 675.00 675.00 4,000.00 PRISONER50305 14.74 19,182.56 0.00 3,317.44 22,500.00 PERSONNEL ADMINISTRATION50307 0.65 38,350.20 249.80 249.80 38,600.00 SOFTWARE50308 8.62 13,249.81 947.02 1,250.19 14,500.00 TELEPHONE50321 0.00 100.00 0.00 0.00 100.00 POSTAGE50322 18.31 20,749.37 4,650.63 4,650.63 25,400.00 RADIO UNITS50323 0.00 0.00 0.00 0.00 0.00 GENERAL NOTICES AND PUB INFO50350 64.62 47,767.00 87,233.00 87,233.00 135,000.00 WORKER'S COMPENSATION INSURANCE50365 0.00 1,000.00 0.00 0.00 1,000.00 REPAIR AND MAINTENANCE - CONTRACT50400 (22.57)18,386.18 4,379.37 (3,386.18)15,000.00 REPAIR AND MAINTENANCE - VEHICLE50403 40.26 16,130.98 7,887.84 10,869.02 27,000.00 UNIFORMS50417 0.00 0.00 0.00 0.00 0.00 MISCELLANEOUS EXPENSE50430 4.45 1,433.23 29.87 66.77 1,500.00 CREDIT CARD FEES50432 46.61 1,868.72 682.00 1,631.28 3,500.00 DUES AND MEMBERSHIPS50433 0.00 169,000.00 0.00 0.00 169,000.00 GRANT DISBURSEMENT50435 2.47 3,901.02 98.98 98.98 4,000.00 POLICE K950438 0.00 0.00 0.00 0.00 0.00 TRANSFERS50700 (2,397,340.87)(321,607.08)(692,734.13)(3,090,075.00)Net - Dept 42100 - POLICE Dept 42102 - POLICE ADMINISTRATION 19.80 133,839.29 7,740.03 33,048.71 166,888.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 1,000.00 0.00 0.00 1,000.00 FULL-TIME EMPLOYEES - OVERTIME50102 13.03 27,942.54 2,043.79 4,185.46 32,128.00 PART-TIME EMPLOYEES - REGULAR50111 16.61 12,448.35 580.50 2,478.65 14,927.00 PERA50121 16.26 10,332.21 319.68 2,006.79 12,339.00 FICA50122 10.43 2,585.06 (93.62)300.94 2,886.00 MEDICARE50126 36.03 18,174.62 3,935.50 10,237.38 28,412.00 EMPLOYER PAID INSURANCE50130 0.00 3,000.00 0.00 0.00 3,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 0.00 3,000.00 0.00 0.00 3,000.00 PERSONNEL ADMINISTRATION50307 0.00 920.00 0.00 0.00 920.00 WORKER'S COMPENSATION INSURANCE50365 (213,242.07)(14,525.88)(52,257.93)(265,500.00)Net - Dept 42102 - POLICE ADMINISTRATION Dept 42151 - EMERGENCY MANAGEMENT 7.30 2,781.00 219.00 219.00 3,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 103.97 (238.38)0.00 6,238.38 6,000.00 OPERATING SUPPLIES50210 12.01 1,319.88 59.95 180.12 1,500.00 ELECTRIC UTILITIES50381 49.97 900.54 899.46 899.46 1,800.00 REPAIR AND MAINTENANCE - MACHINERY/EQUIP50404 0.00 500.00 0.00 0.00 500.00 DUES AND MEMBERSHIPS50433 (5,263.04)(1,178.41)(7,536.96)(12,800.00)Net - Dept 42151 - EMERGENCY MANAGEMENT Dept 42200 - FIRE 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 0.00 0.00 0.00 0.00 PERA50121 0.00 0.00 0.00 0.00 0.00 FICA50122 0.00 0.00 0.00 0.00 0.00 MEDICARE50126 0.00 0.00 0.00 0.00 0.00 EMPLOYER PAID INSURANCE50130 0.00 0.00 0.00 0.00 0.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 0.00 0.00 0.00 0.00 0.00 OPERATING SUPPLIES50210 25.01 508,738.15 0.00 169,640.85 678,379.00 PROFESSIONAL SERVICES50300 41 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 5/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 100 - GENERAL FUND 0.00 0.00 0.00 0.00 0.00 PERSONNEL ADMINISTRATION50307 0.00 0.00 0.00 0.00 0.00 TELEPHONE50321 0.00 0.00 0.00 0.00 0.00 RADIO UNITS50323 0.00 0.00 0.00 0.00 0.00 WORKER'S COMPENSATION INSURANCE50365 0.00 0.00 0.00 0.00 0.00 REPAIR AND MAINTENANCE - VEHICLE50403 0.00 0.00 0.00 0.00 0.00 UNIFORMS50417 0.00 0.00 0.00 0.00 0.00 DUES AND MEMBERSHIPS50433 0.00 0.00 0.00 0.00 0.00 OTHER EQUIPMENT50580 0.00 0.00 0.00 0.00 0.00 TRANSFERS50700 (508,738.15)0.00 (169,640.85)(678,379.00)Net - Dept 42200 - FIRE Dept 42400 - BUILDING INSPECTION 18.72 177,197.92 8,641.20 40,823.08 218,021.00 FULL-TIME EMPLOYEES - REGULAR50101 56.99 860.30 1,139.70 1,139.70 2,000.00 FULL-TIME EMPLOYEES - OVERTIME50102 19.25 13,204.78 733.58 3,147.22 16,352.00 PERA50121 15.85 11,374.98 128.04 2,143.02 13,518.00 FICA50122 11.75 2,790.57 (99.82)371.43 3,162.00 MEDICARE50126 27.80 25,999.21 3,955.73 10,009.79 36,009.00 EMPLOYER PAID INSURANCE50130 8.48 7,550.00 0.00 700.00 8,250.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 51.65 217,589.99 37,869.50 232,410.01 450,000.00 PROFESSIONAL SERVICES50300 0.00 35,000.00 0.00 0.00 35,000.00 ENGINEERING FEES50303 36.67 1,899.96 0.00 1,100.04 3,000.00 PERSONNEL ADMINISTRATION50307 100.00 0.00 385.00 385.00 385.00 SOFTWARE50308 12.32 438.40 61.60 61.60 500.00 TRAVEL EXPENSE50331 0.00 5,320.00 0.00 0.00 5,320.00 WORKER'S COMPENSATION INSURANCE50365 7.69 1,384.59 0.00 115.41 1,500.00 CREDIT CARD FEES50432 17.30 827.02 72.98 172.98 1,000.00 DUES AND MEMBERSHIPS50433 (501,437.72)(52,887.51)(292,579.28)(794,017.00)Net - Dept 42400 - BUILDING INSPECTION Dept 42401 - CODE ENFORCEMENT 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.00 0.00 0.00 0.00 0.00 PERA50121 0.00 0.00 0.00 0.00 0.00 FICA50122 0.00 0.00 0.00 0.00 0.00 MEDICARE50126 0.00 0.00 0.00 0.00 0.00 EMPLOYER PAID INSURANCE50130 0.00 0.00 0.00 0.00 0.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 0.00 0.00 0.00 0.00 0.00 MOTOR FUELS50212 0.00 0.00 0.00 0.00 0.00 PROFESSIONAL SERVICES50300 0.00 0.00 0.00 0.00 0.00 WORKER'S COMPENSATION INSURANCE50365 0.00 0.00 0.00 0.00 0.00 UNIFORMS50417 0.00 0.00 0.00 0.00 0.00 DUES AND MEMBERSHIPS50433 0.00 0.00 0.00 0.00 Net - Dept 42401 - CODE ENFORCEMENT Dept 43100 - HIGHWAYS, STREETS & ROADWAYS 18.69 649,664.64 32,686.62 149,369.36 799,034.00 FULL-TIME EMPLOYEES - REGULAR50101 26.95 38,717.19 3,691.43 14,282.81 53,000.00 FULL-TIME EMPLOYEES - OVERTIME50102 1.37 37,600.05 0.00 523.95 38,124.00 PART-TIME EMPLOYEES - REGULAR50111 0.00 0.00 0.00 0.00 0.00 PART-TIME EMPLOYEES - OVERTIME50112 20.45 47,674.25 2,708.17 12,253.75 59,928.00 PERA50121 13.75 44,765.55 (462.25)7,138.45 51,904.00 FICA50122 9.00 11,046.12 (684.72)1,092.88 12,139.00 MEDICARE50126 27.69 117,512.98 16,000.41 44,989.02 162,502.00 EMPLOYER PAID INSURANCE50130 0.00 0.00 0.00 0.00 0.00 UNEMPLOYMENT COMPENSATION50140 51.58 484.22 11.98 515.78 1,000.00 OFFICE SUPPLIES50200 0.00 7,500.00 0.00 0.00 7,500.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 9.96 40,516.15 1,463.32 4,483.85 45,000.00 OPERATING SUPPLIES50210 0.00 20,000.00 0.00 0.00 20,000.00 STREETSCAPE BEAUTIFICATION50211 9.38 58,900.82 5,763.37 6,099.18 65,000.00 MOTOR FUELS50212 7.39 72,698.32 4,231.77 5,801.68 78,500.00 REPAIR AND MAINTENANCE SUPPLIES50220 33.48 13,304.81 2,871.19 6,695.19 20,000.00 BUILDING REPAIR SUPPLIES50223 (2.20)45,992.04 1,542.98 (992.04)45,000.00 LANDSCAPE/DITCH MATERIALS50225 3.60 9,639.72 360.28 360.28 10,000.00 SIGN REPAIR MATERIALS50226 100.00 (495.00)0.00 495.00 0.00 PROFESSIONAL SERVICES50300 12.50 10,500.00 0.00 1,500.00 12,000.00 PERSONNEL ADMINISTRATION50307 8.68 11,414.94 0.00 1,085.06 12,500.00 TELEPHONE50321 6.99 4,650.44 349.56 349.56 5,000.00 RADIO UNITS50323 0.00 0.00 0.00 0.00 0.00 GENERAL NOTICES AND PUB INFO50350 38.33 25,019.00 15,551.00 15,551.00 40,570.00 WORKER'S COMPENSATION INSURANCE50365 25.04 16,490.85 567.97 5,509.15 22,000.00 UTILITY SERVICES50380 6.22 56,268.14 224.48 3,731.86 60,000.00 ELECTRIC UTILITIES50381 4.29 9,571.27 284.16 428.73 10,000.00 REPAIR AND MAINTENANCE - CONTRACT50400 42 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 6/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 100 - GENERAL FUND 0.00 10,000.00 0.00 0.00 10,000.00 REPAIR AND MAINTENANCE - BUILDING50401 0.00 12,500.00 0.00 0.00 12,500.00 REPAIR AND MAINTENANCE - VEHICLE50403 33.36 9,995.96 2,026.05 5,004.04 15,000.00 UNIFORMS50417 0.00 500.00 0.00 0.00 500.00 MISCELLANEOUS EXPENSE50430 0.00 0.00 0.00 0.00 0.00 DUES AND MEMBERSHIPS50433 (1,382,432.46)(89,187.77)(286,268.54)(1,668,701.00)Net - Dept 43100 - HIGHWAYS, STREETS & ROADWAYS Dept 43121 - PAVED STREETS 0.00 25,000.00 0.00 0.00 25,000.00 STREET MAINTENANCE MATERIALS50224 0.01 349,974.09 25.91 25.91 350,000.00 REPAIR AND MAINTENANCE - CONTRACT50400 (374,974.09)(25.91)(25.91)(375,000.00)Net - Dept 43121 - PAVED STREETS Dept 43122 - UNPAVED STREETS 2.16 161,443.20 3,556.80 3,556.80 165,000.00 STREET MAINTENANCE MATERIALS50224 0.00 350,000.00 0.00 0.00 350,000.00 REPAIR AND MAINTENANCE - CONTRACT50400 (511,443.20)(3,556.80)(3,556.80)(515,000.00)Net - Dept 43122 - UNPAVED STREETS Dept 43125 - ICE & SNOW REMOVAL 15.58 59,096.70 10,903.30 10,903.30 70,000.00 OPERATING SUPPLIES50210 0.00 2,100.00 0.00 0.00 2,100.00 PROFESSIONAL SERVICES50300 (61,196.70)(10,903.30)(10,903.30)(72,100.00)Net - Dept 43125 - ICE & SNOW REMOVAL Dept 43170 - ENGINEERING 18.92 155,985.08 8,323.81 36,399.92 192,385.00 FULL-TIME EMPLOYEES - REGULAR50101 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.00 0.00 0.00 0.00 0.00 PART-TIME EMPLOYEES - REGULAR50111 18.92 11,699.01 624.28 2,729.99 14,429.00 PERA50121 13.43 10,325.57 66.47 1,602.43 11,928.00 FICA50122 10.23 2,504.69 (73.91)285.31 2,790.00 MEDICARE50126 30.83 26,382.70 2,898.18 11,759.30 38,142.00 EMPLOYER PAID INSURANCE50130 0.00 80,000.00 0.00 0.00 80,000.00 PROFESSIONAL SERVICES50300 0.00 4,500.00 0.00 0.00 4,500.00 PERSONNEL ADMINISTRATION50307 0.10 12,486.99 13.01 13.01 12,500.00 WATERSHED LGU50309 0.00 8,210.00 0.00 0.00 8,210.00 WORKER'S COMPENSATION INSURANCE50365 (312,094.04)(11,851.84)(52,789.96)(364,884.00)Net - Dept 43170 - ENGINEERING Dept 43201 - RECYCLING 9.11 3,272.00 328.00 328.00 3,600.00 OPERATING SUPPLIES50210 35.03 6,496.63 1,171.17 3,503.37 10,000.00 PROFESSIONAL SERVICES50300 (9,768.63)(1,499.17)(3,831.37)(13,600.00)Net - Dept 43201 - RECYCLING Dept 45100 - RECREATION 19.48 100,276.19 6,228.21 24,258.81 124,535.00 FULL-TIME EMPLOYEES - REGULAR50101 21.83 469.02 130.98 130.98 600.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.00 29,997.00 0.00 0.00 29,997.00 PART-TIME EMPLOYEES - REGULAR50111 15.78 9,760.78 476.93 1,829.22 11,590.00 PERA50121 11.58 8,471.71 (13.90)1,109.29 9,581.00 FICA50122 9.09 2,037.33 (59.02)203.67 2,241.00 MEDICARE50126 11.50 41,373.23 2,171.23 5,375.77 46,749.00 EMPLOYER PAID INSURANCE50130 0.00 4,000.00 0.00 0.00 4,000.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 1.92 22,558.24 419.78 441.76 23,000.00 OPERATING SUPPLIES50210 0.00 22,100.00 0.00 0.00 22,100.00 COMMUNITY ENGAGEMENT PROGRAM50213 0.00 4,500.00 0.00 0.00 4,500.00 PROFESSIONAL SERVICES50300 25.02 2,249.37 0.00 750.63 3,000.00 PERSONNEL ADMINISTRATION50307 0.00 0.00 0.00 0.00 0.00 TELEPHONE50321 0.00 3,919.00 0.00 0.00 3,919.00 WORKER'S COMPENSATION INSURANCE50365 0.00 200.00 0.00 0.00 200.00 UNIFORMS50417 10.38 3,584.76 150.31 415.24 4,000.00 CREDIT CARD FEES50432 0.00 600.00 0.00 0.00 600.00 DUES AND MEMBERSHIPS50433 (256,096.63)(9,504.52)(34,515.37)(290,612.00)Net - Dept 45100 - RECREATION Dept 45200 - PARKS 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - REGULAR50101 43 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 7/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 100 - GENERAL FUND 0.00 0.00 0.00 0.00 0.00 FULL-TIME EMPLOYEES - OVERTIME50102 0.03 52,255.48 0.00 15.52 52,271.00 PART-TIME EMPLOYEES - REGULAR50111 0.00 3,920.00 0.00 0.00 3,920.00 PERA50121 0.03 3,240.04 0.00 0.96 3,241.00 FICA50122 0.03 757.77 0.00 0.23 758.00 MEDICARE50126 0.00 0.00 0.00 0.00 0.00 EMPLOYER PAID INSURANCE50130 0.00 0.00 0.00 0.00 0.00 UNEMPLOYMENT COMPENSATION50140 0.00 100.00 0.00 0.00 100.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 2.14 48,929.16 216.08 1,070.84 50,000.00 OPERATING SUPPLIES50210 1.92 49,037.81 962.19 962.19 50,000.00 REPAIR AND MAINTENANCE SUPPLIES - EQUIP.50221 1.39 986.15 13.85 13.85 1,000.00 PROFESSIONAL SERVICES50300 0.00 2,000.00 0.00 0.00 2,000.00 TELEPHONE50321 160.69 (3,320.00)8,790.00 8,790.00 5,470.00 WORKER'S COMPENSATION INSURANCE50365 26.27 5,529.65 745.15 1,970.35 7,500.00 UTILITY SERVICES50380 29.12 1,771.97 78.65 728.03 2,500.00 ELECTRIC UTILITIES50381 6.46 2,338.40 161.60 161.60 2,500.00 WATER & SEWER50382 0.00 0.00 0.00 0.00 0.00 UNIFORMS50417 0.00 0.00 0.00 0.00 0.00 DUES AND MEMBERSHIPS50433 100.00 (30,097.90)0.00 30,097.90 0.00 IMPROVEMENTS OTHER THAN BLDGS50530 0.00 0.00 0.00 0.00 0.00 OTHER EQUIPMENT50580 (137,448.53)(10,967.52)(43,811.47)(181,260.00)Net - Dept 45200 - PARKS Dept 49360 - TRANSFER TO OTHER FUNDS 0.00 0.00 0.00 0.00 0.00 INTERFUND TRANSFERS50720 0.00 0.00 0.00 0.00 Net - Dept 49360 - TRANSFER TO OTHER FUNDS 100.00 1,587,489.14 (528,165.47)(1,587,489.14)0.00 NET OF REVENUES & EXPENDITURES 19.73 8,806,862.09 554,067.56 2,164,153.91 10,971,016.00 TOTAL EXPENDITURES 5.26 10,394,351.23 25,902.09 576,664.77 10,971,016.00 TOTAL REVENUES Fund 100 - GENERAL FUND: 44 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 8/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 601 - WATER Dept 00000 0.00 0.00 (3,000,000.00)0.00 0.00 FEDERAL GRANT33100 100.00 (765.44)2.10 765.44 0.00 SPECIAL ASSESSMENTS36100 0.00 0.00 0.00 0.00 0.00 MISCELLANEOUS REVENUES36200 397.81 (44,672.13)59,672.13 59,672.13 15,000.00 INTEREST EARNINGS36210 0.00 0.00 0.00 0.00 0.00 DEVELOPER CONTRIBUTION36232 0.00 0.00 0.00 0.00 0.00 REFUNDS/REIMBURSEMENTS36400 20.48 91,845.00 11,570.00 23,655.00 115,500.00 WATER METERS37101 0.00 500.00 0.00 0.00 500.00 BULK WATER SALES37102 18.76 672,677.23 7,422.38 155,322.77 828,000.00 WATER RESIDENTIAL USAGE37110 0.00 26,600.00 0.00 0.00 26,600.00 WATER MULTI-RESIDENTAL USAGE37120 4.41 32,310.02 (5,867.47)1,489.98 33,800.00 WATER COMMERCIAL/INDUSTRIAL37130 0.00 0.00 0.00 0.00 0.00 WATER RECONNECT/DISCONNECT FEE37150 0.00 0.00 0.00 0.00 0.00 MAPLE GROVE CONNECTION37155 320.53 (220.53)(4,502.36)320.53 100.00 WATER PENALTY37160 17.67 339,081.60 35,692.80 72,758.40 411,840.00 WATER CONNECTION CHARGE37170 0.00 3,208,400.00 0.00 0.00 3,208,400.00 WATER TRUNK CHARGES (TLAC)37180 0.00 0.00 0.00 0.00 0.00 TRANSFER FROM GENERAL FUND39201 0.00 0.00 0.00 0.00 0.00 CAPITAL CONTRIBUTIONS GOV ACT39700 4,325,755.75 (2,896,010.42)313,984.25 4,639,740.00 Net - Dept 00000 Dept 49400 - WATER 17.19 127,336.66 8,583.20 26,433.34 153,770.00 FULL-TIME EMPLOYEES - REGULAR50101 17.19 9,550.50 643.74 1,982.50 11,533.00 PERA50121 16.17 7,992.74 499.40 1,541.26 9,534.00 FICA50122 16.16 1,869.55 116.80 360.45 2,230.00 MEDICARE50126 12.66 25,660.13 1,773.23 3,718.87 29,379.00 EMPLOYER PAID INSURANCE50130 0.00 5,000.00 0.00 0.00 5,000.00 OFFICE SUPPLIES50200 15.84 3,787.00 713.00 713.00 4,500.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 103.61 (361.31)2,576.91 10,361.31 10,000.00 OPERATING SUPPLIES50210 0.00 0.00 0.00 0.00 0.00 MOTOR FUELS50212 2.93 24,268.31 295.15 731.69 25,000.00 REPAIR AND MAINTENANCE SUPPLIES50220 3.41 96,587.09 342.09 3,412.91 100,000.00 UTILITY SYSTEM MAINTENANCE SUPPLIES50227 7.23 55,661.73 4,036.77 4,338.27 60,000.00 PROFESSIONAL SERVICES50300 0.00 10,000.00 0.00 0.00 10,000.00 ENGINEERING FEES50303 0.00 5,000.00 0.00 0.00 5,000.00 LEGAL FEES50304 0.00 50,000.00 0.00 0.00 50,000.00 INSPECTIONS50306 0.00 1,500.00 0.00 0.00 1,500.00 PERSONNEL ADMINISTRATION50307 33.00 34,840.55 17,159.45 17,159.45 52,000.00 OTHER PROFESSIONAL SERVICES50310 (0.17)330,553.67 0.00 (553.67)330,000.00 WATER PURCHASED50311 2.11 13,508.55 291.45 291.45 13,800.00 POSTAGE50322 0.00 500.00 0.00 0.00 500.00 GENERAL NOTICES AND PUB INFO50350 0.00 1,500.00 0.00 0.00 1,500.00 INSURANCE50360 5.57 5,895.00 348.00 348.00 6,243.00 WORKER'S COMPENSATION INSURANCE50365 8.18 1,377.26 122.74 122.74 1,500.00 UTILITY SERVICES50380 48.25 258.77 71.97 241.23 500.00 ELECTRIC UTILITIES50381 4.07 1,438.99 61.01 61.01 1,500.00 REPAIR AND MAINTENANCE - CONTRACT50400 0.00 500.00 0.00 0.00 500.00 OFFICE EQUIPMENT RENTAL50413 10.30 336,360.08 (23,860.08)38,639.92 375,000.00 DEPRECIATION50420 100.00 (2.10)2.10 2.10 0.00 MISCELLANEOUS EXPENSE50430 11.34 8,866.47 0.00 1,133.53 10,000.00 CREDIT CARD FEES50432 60.27 596.00 779.00 904.00 1,500.00 DUES AND MEMBERSHIPS50433 0.00 551,600.00 (551,600.00)0.00 551,600.00 DEBT SERVICE PRINICPAL50600 50.36 459,717.00 0.00 466,468.00 926,185.00 DEBT SERVICE INTEREST50610 0.00 0.00 0.00 0.00 0.00 BOND ISSUANCE COSTS50611 0.00 376,243.00 0.00 0.00 376,243.00 INTERFUND TRANSFERS50720 (2,547,605.64)537,044.07 (578,411.36)(3,126,017.00)Net - Dept 49400 - WATER 17.47 1,778,150.11 (2,358,966.35)(264,427.11)1,513,723.00 NET OF REVENUES & EXPENDITURES 18.50 2,547,605.64 (537,044.07)578,411.36 3,126,017.00 TOTAL EXPENDITURES 6.77 4,325,755.75 (2,896,010.42)313,984.25 4,639,740.00 TOTAL REVENUES Fund 601 - WATER: 45 REVENUE AND EXPENDITURE REPORT FOR CITY OF CORCORAN 9/9Page:05/15/2025 08:26 AM User: AWATSON DB: Corcoran PERIOD ENDING 03/31/2025 % BDGT USED AVAILABLE BALANCE ACTIVITY FOR MONTH 03/31/2025 YTD BALANCE 03/31/2025 2025 AMENDED BUDGETDESCRIPTIONACCOUNT Fund 602 - SEWER Dept 00000 100.00 (191.36)0.53 191.36 0.00 SPECIAL ASSESSMENTS36100 6.65 7,934.85 60.00 565.15 8,500.00 MISCELLANEOUS REVENUES36200 118.98 (2,846.32)17,846.32 17,846.32 15,000.00 INTEREST EARNINGS36210 0.00 0.00 0.00 0.00 0.00 REFUNDS/REIMBURSEMENTS36400 24.71 643,000.65 70,582.71 210,999.35 854,000.00 SEWER RESIDENTIAL37210 13.14 26,058.23 1,349.40 3,941.77 30,000.00 SEWER COMMERCIAL/INDUSTRIAL37230 0.00 0.00 0.00 0.00 0.00 SEWER RECONNECT/DISCONNECT FEE37250 357.14 (257.14)(6.37)357.14 100.00 SEWER PENALTY37260 20.26 324,841.90 35,306.70 82,558.10 407,400.00 SEWER ACCESS CHARGES-CITY37275 0.00 831,600.00 0.00 0.00 831,600.00 SEWER TRUNK CHARGES37280 0.00 0.00 0.00 0.00 0.00 TRANSFER FROM GENERAL FUND39201 0.00 0.00 0.00 0.00 0.00 CAPITAL CONTRIBUTIONS GOV ACT39700 1,830,140.81 125,139.29 316,459.19 2,146,600.00 Net - Dept 00000 Dept 49450 - SEWER 15.80 140,882.66 8,583.20 26,433.34 167,316.00 FULL-TIME EMPLOYEES - REGULAR50101 15.80 10,566.50 643.74 1,982.50 12,549.00 PERA50121 14.86 8,832.74 499.40 1,541.26 10,374.00 FICA50122 14.85 2,066.55 116.80 360.45 2,427.00 MEDICARE50126 10.91 30,363.13 1,773.24 3,718.87 34,082.00 EMPLOYER PAID INSURANCE50130 0.00 250.00 0.00 0.00 250.00 OFFICE SUPPLIES50200 0.00 1,500.00 0.00 0.00 1,500.00 TRAINING AND INSTRUCTIONAL SUPPLIES50207 72.72 818.54 1,021.46 2,181.46 3,000.00 OPERATING SUPPLIES50210 3.31 19,338.16 225.29 661.84 20,000.00 REPAIR AND MAINTENANCE SUPPLIES50220 0.40 61,752.50 0.00 247.50 62,000.00 PROFESSIONAL SERVICES50300 0.00 10,000.00 0.00 0.00 10,000.00 ENGINEERING FEES50303 0.00 2,500.00 0.00 0.00 2,500.00 LEGAL FEES50304 0.00 10,000.00 0.00 0.00 10,000.00 INSPECTIONS50306 0.00 1,500.00 0.00 0.00 1,500.00 PERSONNEL ADMINISTRATION50307 22.30 285,924.38 20,848.44 82,075.62 368,000.00 MCES SEWAGE TREATMENT50312 11.66 2,208.55 291.45 291.45 2,500.00 POSTAGE50322 0.00 500.00 0.00 0.00 500.00 GENERAL NOTICES AND PUB INFO50350 0.00 500.00 0.00 0.00 500.00 INSURANCE50360 10.95 1,781.00 219.00 219.00 2,000.00 WORKER'S COMPENSATION INSURANCE50365 0.00 1,500.00 0.00 0.00 1,500.00 UTILITY SERVICES50380 26.74 3,296.66 392.33 1,203.34 4,500.00 ELECTRIC UTILITIES50381 2.03 2,939.02 60.98 60.98 3,000.00 REPAIR AND MAINTENANCE - CONTRACT50400 0.00 500.00 0.00 0.00 500.00 OFFICE EQUIPMENT RENTAL50413 25.22 156,287.00 17,881.00 52,713.00 209,000.00 DEPRECIATION50420 100.00 (0.53)0.53 0.53 0.00 MISCELLANEOUS EXPENSE50430 11.34 8,866.50 0.00 1,133.50 10,000.00 CREDIT CARD FEES50432 51.93 721.00 779.00 779.00 1,500.00 DUES AND MEMBERSHIPS50433 0.00 88,400.00 (88,400.00)0.00 88,400.00 DEBT SERVICE PRINICPAL50600 51.96 16,230.99 0.00 17,557.01 33,788.00 DEBT SERVICE INTEREST50610 0.00 0.00 0.00 0.00 0.00 BOND ISSUANCE COSTS50611 0.00 392,611.00 0.00 0.00 392,611.00 INTERFUND TRANSFERS50720 (1,262,636.35)35,064.14 (193,160.65)(1,455,797.00)Net - Dept 49450 - SEWER 17.85 567,504.46 160,203.43 123,298.54 690,803.00 NET OF REVENUES & EXPENDITURES 13.27 1,262,636.35 (35,064.14)193,160.65 1,455,797.00 TOTAL EXPENDITURES 14.74 1,830,140.81 125,139.29 316,459.19 2,146,600.00 TOTAL REVENUES Fund 602 - SEWER: 78.41 3,933,143.71 (2,726,928.39)(1,728,617.71)2,204,526.00 NET OF REVENUES & EXPENDITURES 18.88 12,617,104.08 (18,040.65)2,935,725.92 15,552,830.00 TOTAL EXPENDITURES - ALL FUNDS 6.80 16,550,247.79 (2,744,969.04)1,207,108.21 17,757,356.00 TOTAL REVENUES - ALL FUNDS 46 STAFF REPORT Agenda Item: 6.d Council Meeting: May 22, 2025 Prepared By: Ryan Ganner, Human Resource Generalist Nalisha Williams, Assistant City Administrator Topic: Resolution 2025-49 Appointment of Vacant Positions Action Required: Adoption Council Action Adoption of Resolution 2025-49 Attachments 1. Resolution 2025-49 Appointment of Vacant Positions.pdf 47 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-49 Page 1 of 2 Motion By: Seconded By: RESOLUTION APPOINTMENTS OF VACANT POSITIONS FOR THE CITY OF CORCORAN, MINNESOTA WHEREAS, the City Council has authorized the positions listed in this resolution for hiring in 2025; WHERAS, the preferred candidates were identified and offered listed positions; WHEREAS, the City fosters a work environment that rewards performance and recognizes commitment to Corcoran’s mission, vision, and values in ways that better posture staff to support current needs and future growth of the City of Cocoran; and NOW, THEREFORE, the Corcoran City Council RESOLVES as follows: 1) Dean Busch is appointed as IT Manager effective February 17, 2025, at step 4 in Grade 12 (previously adopted wage schedule before comp and class implementation). 2) Kathy Sidla is appointed as part-time Accounts Payable Clerk effective February 24, 2025, at the 6-month step in Grade 4 (previously adopted wage schedule before comp and class implementation). 3) Gary Lieder is appointed as Public Works Seasonal Maintenance Worker 1 effective April 30, 2025, at the 1-year step in the Seasonal Maintenance Worker 1 Grade. 4) Thomas Lieder is appointed as Public Works Seasonal Maintenance Worker 2 effective April 30, 2025, at the 1-year step in the Seasonal Maintenance Worker 2 Grade. 5) Brandon Maurer is appointed as Utility Crew Lead effective May 12, 2025, at step 3 in Grade 7. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean 48 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-49 Page 2 of 2 Whereupon, said Resolution is hereby declared adopted on this 22nd day of May, 2025. ________________________________ Tom McKee – Mayor ATTEST: __________________________________________ City Seal Jay Tobin – City Administrator 49 STAFF REPORT Agenda Item: 6.e Council Meeting: May 22, 2025 Prepared By: Deb Johnson, City Clerk Topic: 2025-2026 Liquor License Renewals Action Required: Approval Summary Establishments in the City of Corcoran have submitted their renewal applications and paid the appropriate fees for a Liquor License effective July 1, 2025 through June 30, 2026. The investigations have been completed and the applications were reviewed and approved by the Corcoran Police Department and City Clerk's Office. Recommendation Adopt Resolution 2025-48 Approving the Renewal of Liquor Licenses in the City of Corcoran Council Action Adopt Resolution 2025-48 Approving the Renewal of Liquor Licenses in the City of Corcoran Attachments 1. Resolution 2025-48 Approving Liquor Licenses.pdf 50 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-48 Motion By: Seconded By: A RESOLUTION APPROVING RENEWAL OF LIQUOR LICENSES IN THE CITY OF CORCORAN, MINNESOTA WHEREAS, The City of Corcoran (the “City”) processes and issues Off-Sale and On-Sale liquor licensing for 3.2 malt liquor, wine and intoxicating liquor, and WHEREAS, the City has received applications from the following businesses for license renewal for to be effective July 1, 2025 – June 30, 2026: ESTABLISHMENT LICENSEE LICENSES Stanchion Bar Stanchion Bar, Inc. On-Sale Liquor Off-Sale Liquor Special "On-Sale Sunday" 2:00 AM Liquor License Mama G’s Mama G’s Operations LLC On-Sale Liquor Off-Sale Liquor Special "On-Sale Sunday" Golden Acres Golf Course Pheasant Acres Golf Club On-Sale Liquor Special “On-Sale Sunday” Shamrock Golf Course Shamrock Golf Operations LLC On-Sale 3.2 Liquor On-Sale Wine Saint Therese Communities Saint Therese of Corcoran, LLC On-Sale 3.2 Malt Liquor On-Sale Wine Special “On-Sale Sunday” WHEREAS, each establishment has provided the required application and insurance documents, submitted a background check and an investigation has been completed prior to final approval review. BE IT RESOLVED, that the City Council of the City of Corcoran, Minnesota, hereby approves the renewal of the liquor licenses mentioned above contingent upon a clear background check report and final approval of the State of Minnesota. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean 51 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-48 Whereupon, said Resolution is hereby declared adopted on this 22nd day of May, 2025. ___________________________ Tom McKee – Mayor ATTEST: __________________________________________ City Seal Debra Johnson – City Clerk 52 STAFF REPORT Agenda Item: 6.f Council Meeting: May 22, 2025 Prepared By: Deb Johnson, City Clerk Topic: 2025-2026 Tobacco License Renewals Action Required: Approval Summary Businesses in the City of Corcoran have submitted their renewal applications and paid the appropriate fees for a Tobacco License effective July 1, 2025 through June 30, 2026. The investigations have been completed and the applications were reviewed and approved by the Corcoran Police Department and City Clerk's Office. Recommendation Adopt Resolution 2025-50 Approving Tobacco License Renewals in the City of Corcoran. Council Action Adopt Resolution 2025-50 Approving Tobacco License Renewals in the City of Corcoran. Attachments 1. Resolution 2025-50 Approving Tobacco Licenses.pdf 53 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-50 Motion By: Seconded By: A RESOLUTION APPROVING TOBACCO LICENSES IN THE CITY OF CORCORAN, MINNESOTA WHEREAS, the City of Corcoran has received applications for renewal of Tobacco Licenses from the following applicants to be effective July 1, 2025 through June 30, 2026: ESTABLISHMENT LICENSEE/APPLICANT LICENSES Corcoran Crossroads Market Harikrishna LLC Tobacco Mama G’s Mama G’s Operations LLC Tobacco The Original Tom Thumb HJRAE, LLC Tobacco WHEREAS, each establishment has provided the required application, insurance documents, paid the required license fees, and submitted consent for a background check. BE IT RESOLVED, that the City Council of the City of Corcoran, Minnesota, hereby approves the tobacco licenses to the Applicants mentioned above effective July 1, 2025 through June 30, 2026 contingent upon a clear background check report and applicable inspections of license establishments are completed. 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 22nd day of May, 2025. ___________________________ Tom McKee – Mayor ATTEST: __________________________________________ City Seal Debra Johnson – City Clerk 54 STAFF REPORT Agenda Item: 6.g Council Meeting: May 22, 2025 Prepared By: Ryan Burns Topic: 2025 Corcoran Lions Waiver Request for Amplified Sound Action Required: Authorize Waiver Summary Corcoran Lions are requesting a Wavier for amplified sound at Corcoran Lions Park 7205 Brockton Lane on Saturday May 31st, 2025, Saturday August 23rd, 2025, and September 6th, 2025. Request is for amplified sound until 12:00A.M. on Saturday May 31st, 2025 (Tractor Pull), Saturday August 23rd, 2025 ( NTPA Tractor Pull ) September 6th, 2025 ( Demo Derby ). Anticipated event completions are around 10:00 P.M. but applicant is asking for exemption until 12:00 A.M. for unforeseen weather or mechanic delays. If an event is cancelled due to weather, waiver would apply to the scheduled makeup date. These are long standing public events used for community fundraising for the Corcoran Lions. If approved, gathering may be shut down for public safety reasons or exceeding past the approved time. Financial/Budget N/A Options Authorize a waiver for amplified sound until 12:00 A.M. on Saturday May 31st, 2025, Saturday August 23rd, 2025, and September 6th, 2025. Deny a waiver for amplified sound until 12:00 A.M. on Saturday May 31st, 2025, Saturday August 23rd, 2025, and September 6th, 2025 Recommendation Authorize a waiver for amplified sound until 12:00 A.M. on Saturday May 31st, 2025, Saturday August 23rd, 2025, and September 6th, 2025. Council Action Authorize a waiver for amplified sound until 12:00 A.M. on Saturday May 31st, 2025, Saturday August 23rd, 2025, and September 6th, 2025. 55 Attachments 1. 2025 Event Request Lions Tractor Pull May 31.pdf 2. 2025 Event Request Lions NTPA Tractor Pull Aug 23.pdf 3. 2025 Event Request Lions Demo Derby Sept 6.pdf 56 57 58 59 60 61 62 STAFF REPORT Agenda Item: 6.h Council Meeting: May 22, 2025 Prepared By: Ryan Burns Topic: 2025 Hamel Rodeo Waiver Request for Amplified Sound Action Required: Authorize Waiver Summary Hamel Rodeo is requesting a Wavier for amplified sound at Corcoran Lions Park 7205 Brockton Lane on Thursday July 10th, Friday July 11th, Saturday July 12th, Sunday July 13th. Request is for amplified sound until 12:00A.M. on Thursday July 10th, Friday July 11th, Saturday July 12th, Sunday July 13th. Anticipated event completions are around 10:00 P.M. but applicant is asking for exemption until 12:00 A.M. for unforeseen weather or mechanical delays. If an event is cancelled due to weather, waiver would apply to the scheduled makeup date. Hamel Rodeo was established in 1981 and is run by five local non-profit groups with 100 percent of the proceeds shared among these organizations to better the local community. If approved, gathering may be shut down for public safety reasons or exceeding past the approved time. Financial/Budget N/A Options Authorize a waiver for amplified sound until 12:00 A.M. on Thursday July 10th 2025, Friday July 11th 2025, Saturday July 12th, 2025 Sunday July 13th 2025. Deny a waiver for amplified sound until 12:00 A.M. on Thursday July 10th 2025, Friday July 11th 2025, Saturday July 12th, 2025 Sunday July 13th 2025. Recommendation Authorize a waiver for amplified sound until 12:00 A.M. on Thursday July 10th 2025, Friday July 11th 2025, Saturday July 12th, 2025 Sunday July 13th 2025. Council Action Authorize a waiver for amplified sound until 12:00 A.M. on Thursday July 10th 2025, Friday July 11th 2025, Saturday July 12th, 2025 Sunday July 13th 2025. Attachments 1. 2025 Rodeo Event Request Redacted.pdf 63 64 65 STAFF REPORT Agenda Item: 6.i Council Meeting: May 22, 2025 Prepared By: Ryan Burns Topic: 2025 Corcoran Country Daze Waiver Request for Amplified Sound Action Required: Authorize a waiver for amplified sound until 12:00 A.M. on Friday August 15 and Saturday August 16, 2025 Summary Northwest Area Jaycees is requesting a wavier for amplified sound at Corcoran Lions Park, 7205 Brockton Lane for Corcoran Country Daze on Friday August 15 and Saturday August 16, 2025 Request is for amplified live music until 12:00A.M. on Friday August 15 and Saturday August 16, 2025. The Northwest Area Jaycees is primary host of the annual Corcoran Country Daze. This is a community focused event and fund raiser for the non-profit Northwest area Jaycees. Financial/Budget N/A Options Authorize a waiver for amplified sound until 12:00 A.M. on Friday August 15 and Saturday August 16, 2025 Deny a waiver for amplified sound until 12:00 A.M. on Friday August 15 and Saturday August 16, 2025 Recommendation Authorize a waiver for amplified sound until 12:00 A.M. on Friday August 15 and Saturday August 16, 2025 Council Action Authorize a waiver for amplified sound until 12:00 A.M. on Friday August 15 and Saturday August 16, 2025 Attachments 1. Event Policy Application -CCD 2025 (002).pdf 66 Page 1 of 4 Corcoran Police Department 8200 County Road 116 Corcoran, MN 55340 Phone (763) 420-8966 Fax (763) 420-8965 EVENT REQUEST Public Event Private Event In an effort to meet your security needs, we ask that you read t he attached City of Corcoran Event Policy. Then fully complete and submit the application at least sixty (60) days prior to your event. Name of Event: Location of Event: Date(s) of Event: Event Sponsor: Event Website: Main Contact Name: Cell Phone No. Main Contact Email Address: Event Day on site contact: Cell Phone No. Expected Attendance: Event Starting Time: Event Ending Time: Officers Requested: Yes No Security Starting Time: Security Ending Time: Number of Officers Requested: Licensed Officers: Reserve Officers: Security Provided by: Corcoran Police Private Both CPD / Private Private Security Info. Name: Contact Person: Phone No. 67 Page 2 of 4 POLICE DEPARTMENT YES NO 1. Does this event involve the sale or availability of alcoholic beverages to the public? If YES you must obtain a temporary liquor license through City Hall. 2. Do you anticipate any medical support, security or traffic control services will be required? 3. Will this event affect traffic in the area? If YES, explain how traffic will be affected? 4. Does this event involve a moving route (parade, race, run/walk, etc.) of any kind, along streets, trails or sidewalks? If YES, attach a map or sketch of your proposed route, indicate the direction of travel and/or provide a written narrative to explain your route. 5. Will this event involve outdoor music? If YES, please describe: 6. Will this event involve any noise requiring exception to the noise ordinance? If YES, please describe: 7. Will this event be on or adjacent to any body of water? If YES, has Water Patrol been notified? FIRE DEPARTMENT YES NO 8. Will there be a pyrotechnics (fireworks) display? If yes, you must apply for a permit from City Hall 30 days prior to the event 9. Is this event likely to involve a tent more than 200 sq. ft. or a canopy more than 400 sq. ft.? If YES, estimate number of tents and sizes: 10. Does the proposed event plan to use propane? If YES, for what and where? CITY AND BUILDING CODES 11. Will there be any temporary electrical wiring or generators used? If yes, you must apply for an electrical permit from the Sate MN Labor / Industry 763-241-2102 (Generators must be surrounded by barriers with a fire extinguisher readily available.) 12. Will there be a need for portable toilet facilities? 13. Does this event involve any hanging banners or signage? If yes, you must apply for a sign permit from City Hall 14. Does this event involve animals? If YES, please describe: 15. Does this event involve amusement attractions (carnival rides, inflatable’s, dunk tanks, etc.) If YES, please describe: 16. Will any food or beverages be available or sold at the event? If YES, provide a Hennepin County food permit 17. Will any part of this event be held on city of public property? If YES, please describe: 68 Page 3 of 4 All requests for contractual police services are subject to approval by the Chief of Police or his/her designee. Request must be a minimum of two (2) hours per officer and cancellation with less than twenty-four (24) hours notice will require a charge of two (2) hours per scheduled officer payable by the requesting business or organization. The requesting business will be billed by the City of Corcoran payable within fifteen (15) days of receipt of invoice. Any charges for future court proceedings that result from the reque sted service will be billed to the requesting business. It is understood that the s ervices requested are in addition to police services normally provided and not in lieu thereof, and that officers assigned are not subject to direct supervision or control by the requestor, but will coordinate with the event organizers. THE REQUESTING BUSINESS FURTHER AGREES TO WAIVE ANY AND ALL CLAIMS AGAINST THE CITY OF CORCORAN, ITS POLICE DEPARTMENT AND OFFICERS FOR ANY FORM OF DAMAGE OR INJURY RESULTING OUT OF THE SERVICES PROVIDED OR REQUESTED HEREIN. Applicant Signature ____________________________________ Date _____________________ __________________ __________________ _________________ Mayor City Administrator Police Chief OFFICE USE ONLY Application □Approved as Submitted □ Approved See Below □ Denied See Below □Corcoran Police □Fire Department □Building Inspector □Road Closure Granted □Noise Ordinance Exception Granted □Off-Premise Alcohol Allowed □ ____Police Officers Required □____Other City Staff Comments ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ ________________________________________________________________________________________ 69 Page 4 of 4 Corcoran Police Event Policy The Corcoran Police Chief will authorize security for all City, Public and Private Events based on the number of expected people, type of activity, and experience as described below. Type of Events City Event – An event fully or partially sponsored by the City of Corcoran Public Event – An event open to the public Private / Other Event – An event closed to the public or outside of normal business When Security is Required City Event – When requested by City Officials Public events – anytime alcohol is served - or crowds exceeding or expecting to exceed 500 - or where public safety or health is concerned Private Events / Other – Outside of normal business when alcohol is served. (This policy does not affect private residents.) Level of Security Required The Chief of Police will determine the number of uniformed officers working at each event - If alcohol is served a minimum of: One (1) licensed police officer and two (2) reserve police officers Sponsor may request additional officers to be supplied upon availability Sponsor may hire qualified private security subject to the Chief of Police approval, requires thirty (30) days notice Or other levels of security as determined by the Chief of Police Sponsor’s Requirements Submission of completed application form to the Chief of Police sixty (60) prior to the event Receive approved application from Chief of Police Any other requirements determined by the Chief of Police Police Department Promptly notify sponsor of approval or denial of application Requirements Notify sponsor of any additional requirement(s) Attempt to meet all the needs of the applicant Rates of Compensation City Events – No Cost Public and Private Events – Licensed Police Officer $100.00 per hour Reserve Police Officer $30.00 per hour City Holidays $125.00 per hour Payment Payment for Corcoran Officers made directly to: City of Corcoran within fifteen (15) days of invoice. City of Corcoran may require an escrow account as part of the application. Funds paid for Reserve Police Officers go to the fund for training and equipment of the Reserve Program and not the individual reserve officer Officers Duties Attempts will be made to accommodate sponsor’s special requests; however, responsibility for duty assignments remain with the officer-in-charge of the event Special Notes Only uniformed police and fire personnel are to direct traffic on City, County and State roads Policy Approval Passed by the Council of the City of Corcoran, Hennepin County, Minnesota, the 27th day of April, 2000, updated the 26th day of October, 2006. 70 STAFF REPORT Agenda Item: 6.j Council Meeting: May 22, 2025 Prepared By: Natalie Davis Topic: Heather Meadows 3rd Addition Development Contract Assignment Action Required: Decision Summary In September of 2024, the City approved the final plat and development contract for Heather Meadows 3rd Addition. ML Unlimited LLC was the applicant, developer, and property owner for these approvals. However, they have since decided to sell the 10 new single-family lots to JPB Land, LLC. JPB Land, LLC will be providing the financial security to secure the development contract and completing the required improvements for the final plat. ML Unlimited, LLC requests the City Council's consent to formally assign the approved development contract to JPB Land, LLC. As a matter of process and due to the nature of the Open Space and Preservation Plat requirements, it is important that ML Unlimited LLC still sign the original development contract approved with the City. Once this is filed with Hennepin County with the plat and other required agreements, JPB Land, LLC will be able to move forward with recording the assignment agreement. There is some landscaping work that must be completed on two lots that will remain in the ownership of ML Unlimited, LLC. Since JPB Land, LLC will ultimately take over the responsibility to ensure these improvements are completed, a right-of-entry agreement is required to ensure JPB Land, LLC and the City of Corcoran have access to these properties to ensure the improvements are completed per plan. Recommendation Approve Resolution 2025-57 consenting to the assignment of the Heather Meadows 3rd Addition development contract to JPB Land, LLC. Council Action Attachments 1. 2025-57 Approving Assignment of Development Contract for Heather Meadows 3rd Addition 2. 2025-05-15 Heather Meadows 3rd Development Contract - City Revisions - CC.pdf 3. 2025-05-15 Heather Meadows Assignment of DA.pdf 4. 2025-05-15 Heather Meadows Entry Agreement.pdf 71 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-57 Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING ASSIGNMENT OF THE DEVELOPMENT CONTRACT FOR “HEATHER MEADOWS 3RD ADDITION” ON THE PROPERTIES LOCATED NEAR OAKDALE DRIVE AND HEATHER LANE TO JPB LAND, LLC (PID 05-119-23-31-0001; 05-119-23-32- 0001; 08-119-23-22-0011) (CITY FILE NO. 24-032) WHEREAS, the City of Corcoran approved in Resolution 2024-99 the development contract for Heather Meadows 3rd Addition with ML Unlimited LLC (“the application”) to carry out the improvements for the associated final plat that creates 12 single-family lots and 2 outlots described as follows: See Attachment A. WHEREAS, a stipulation of the development contract requires written approval from the City Council to assign the development contract to another entity. WHEREAS, the applicant requests approval to assign the development contract to JPB Land, LLC. WHEREAS, JPB Land, LLC agrees to all the responsibilities and requirements of the original development contract. NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request to assign the development contract for “Heather Meadows 3rd Addition” from ML Unlimited LLC to JPB Land, LLC subject to the following conditions: 1. The original development contract must be executed by the applicant and the City and must be filed with the final plat and other required agreements outlined in Resolution 2024- 99 with proof of recording provided to the City. 2. The assignment and assumption of the development contract agreement must be executed by the applicant, JPB Land, LLC, and the City. 3. A right-of-entry agreement must be executed by the applicant to allow JPB Land LLC and the City access to complete any and all required improvements on land within the plat that will not be owned by JPB Land, LLC. 4. JPB Land, LLC will take over ownership of the escrow account with the City for the project effective the date of the assignment of the development contract. 5. JPB Land, LLC is responsible for compliance with the project approvals as outlined in Resolution 2024-50, Resolution 2024-51, Resolution 2024-52, and Resolution 2024-99. FURTHER, prior to commencing site work, JPB Land, LLC must complete the following: 1. Provide the City with the required Letter of Credit to secure the development contract. 72 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-57 Page 2 of 3 2. Provide the City with the cash requirements as outlined in the development contract. 3. Must record the following documents with Hennepin County and provide proof of recording to the City: a. Assignment and Assumption of Development Contract Agreement b. Right-of-Entry Agreement c. This approving Resolution 2025-57 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 73 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-57 Page 3 of 3 ATTACHMENT A Lots 1 through 2, Block 1, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lots 1 through 7, Block 2, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lot 1, Block 3, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lot 1, Block 4, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lot 1, Block 5, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Outlots A and B, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. 74 (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) HEATHER MEADOWS 3RD ADDITION This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2025, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and ML UNLIMITED, LLC, a Minnesota Limited Liability Company (the “Developer”) and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party”. 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Heather Meadows 3rd Addition (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2. CONDITIONS OF PLAT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the plat upon City approval with the County Recorder or Registrar of Titles. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the plat, development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. 75 - 2 – 5. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Final Plat, received March 26, 2025. Plan B – Final Grading Plan, dated March 20, 2025. Plan C – Stormwater Pollution Prevention Plan, dated March 20, 2025. Plan D – Final Wetland Buffer & Tree Preservation Plan, dated April 29, 2025. Plan E– Final Landscape Plan, dated September 3, 2024.Plan F – Final Wetland Buffer Establishment Plan, received February 10, 2025. Plan G – Final Street & Storm Plans , dated April 29, 2025. Plan H – Revised Preliminary Plat, dated March 20, 2025. Plan I – Final Native Grasses Seeding and Maintenance Plan, received March 26, 2025. Plan J – Final Native Planting Exhibit, dated May 9, 2025. 6. IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: • Streets • Surface Water Facilities (pipe, ponds, rain gardens, etc.) • Grading and Erosion Control • Sidewalks/Trails • Street Lighting • Underground Utilities • Street Signs and Traffic Control Signs • Landscaping • Tree Preservation • Wetland Mitigation and Buffers • Monuments Required by Minnesota Statutes • Miscellaneous Facilities In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. 76 - 3 – All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 7. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 8. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Minnesota Department of Health for Watermains/Wells • NPDES Permits • Hennepin County for Septic System Permits and/or Abandonment • DNR for Dewatering and Work in Protected Waters • City of Corcoran for Building Permits and Building Demolition • Watershed Permits 9. TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2025, with the exception of the final wear course of asphalt on streets. The City will not allow wear course paving in new public streets in the development until 80% of the homes in the development have received a certificate of occupancy and the streets have weathered a full winter season. Final wear course placement outside of this time frame must have the written approval of the City Engineer. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 10. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 11. CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 77 - 4 – 12. GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 13. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 14. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 15. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: • Record Drawings • Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. • The warranty/performance financial guarantee 16. PARK DEDICATION. The Developer shall dedicate to the City the park as shown on the preliminary plat. The Developer shall also dedicate to the City the trail easements identified on the preliminary plat, except as modified by the approving resolutions and construct all trails as shown on the plans. The developer shall construct the bituminous trails in the subdivision and shall work with the city on the final location within the public park. No credit shall be given for trail construction. Credit shall be given for the net area of the park land and trail easement area. The remainder of the required park dedication shall be satisfied with cash-in-lieu of land. Park dedication shall be obtained based on the phase being platted. Heather Meadows 3rd Addition will have no park land dedication and will provide cash-in-lieu of land. Prior to release of the final plat, the Developer shall satisfy the park dedication requirements 78 - 5 – for this phase by a cash contribution of $59,540.00. The charge was calculated in accordance with Section 955 of the City’s Subdivision Ordinance as follows: 10 single family units x $59,540.00 per unit = $59,540.00. 17. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A. Prior to issuance of building permits other than the model home; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B. Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a model home permit. One model home will be allowed per product type (single family, twin home, townhome, etc.) per development and shall be on lots acceptable to the City. C. The Developer shall comply with the City of Corcoran Engineering Design Standards. D. Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. E. Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the plat, and/or the denial of certificates of occupancy. F. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. G. Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. 18. STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary as determined by the City Engineer. 19. STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance the City shall be responsible 79 - 6 – for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Wright Hennepin Electric under contract franchise with the City of Corcoran. 20. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. Further, the City shall have the right to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 21. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Compliance with the conditions of the original approvals, including the Preliminary Plat (Resolution 2024-50), Conditional Use Permit (Resolution 2024-51), Variance (Resolution 2024-52), and Final Plat (Resolution 2024-99) is required. 80 - 7 – B. Before the City signs the final plat, the Developer shall convey any and all park land to the City by warranty deed, free and clear of any and all encumbrances. Before the City signs the final plat, the developer shall convey the required trail easements to the City in a form satisfactory to the City. C. The Developer shall post a $1,400.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 14 lots at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. D. The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. E. The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. 22. MISCELLANEOUS. A. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. B. Certain retaining walls will require a Building Permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. C. Appropriate legal documents including, but not limited to, those regarding Homeowner Association documents, conservation easements, covenants and restrictions, as approved by the City Attorney, shall be filed with the Final Plat. D. Third parties shall have no recourse against the City under this Contract. E. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. 81 - 8 – F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. G. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. H. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. I. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. J. The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. K. The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. L. All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. M. Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. N. Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. O. The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building, as determined by the Building Official. 23. DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 82 - 9 – hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 24. WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit or performance bond for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C. The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D. The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. 25. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $893,298.13, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of 83 - 10 – one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. 84 - 11 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System $0.00 $0.00 Watermain System $0.00 $0.00 Stormwater System $238,707.40 $238,707.40 Street Construction $419,921.96 $419,921.96 Street Lighting $5,000.00 $5,000.00 Grading/Erosion Control $162,557.29 $162,557.29 Landscaping/Tree Preservation $24,650.88 $24,650.88 Wetland Buffer Establishment $26,700.00 $26,700.00 Installing Wetland Buffer Monuments* $2,400.00 $2,400.00 Setting Iron Monuments $1,400.00 $1,400.00 SUB-TOTAL: $881,337.53 $881,377.53 City Design, Inspection and Administration (8%) $70,507.00 $70,507.00 Total: $951,844.53 $951,844.53 Total Project Cost $951,844.53 (1) Public Improvement/City Project. City to own and maintain after development complete. (2) Developer Installed Public Improvements. City to own and maintain after development complete. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City- approved replacement security has been provided. If the required public improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. 26. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: 85 - 12 – A. Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B. Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C. Worker’s compensation insurance, with statutory coverage, if applicable. D. Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder. Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. 27. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Park Dedication $ 59,540.00 Engineering Escrow $ 35,000.00 TOTAL CASH REQUIREMENTS LEVIED: $ $94,540.00 28. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: ML Unlimited, LLC, 22901 Oakdale Drive, Corcoran, MN 55374. Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. 86 - 13 – The Developer shall notify the City within five (5) days of change of address. [Signatures on pages to follow] 87 CITY OF CORCORAN: BY: ______________________________________ Tom McKee, Mayor (SEAL) AND _____________________________________ Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF ___________ ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ______________________________________ NOTARY PUBLIC 88 DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF ___________ ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 89 EXHIBIT A (the “Subject Property”) Lots 1 through 2, Block 1, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lots 1 through 7, Block 2, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lot 1, Block 3, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lot 1, Block 4, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Lot 1, Block 5, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. Outlots A and B, HEATHER MEADOWS 3RD ADDITION, Hennepin County, Minnesota. 90 FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 91 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 92 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 93 1 ASSIGNMENT AND ASSUMPTION OF DEVELOPMENT CONTRACT THIS ASSIGNMENT AND ASSUMPTION OF DEVELOMENT CONTRACT (“Assignment”) dated as of ____________________, 2025 is entered into by and between ML Unlimited, LLC a Minnesota limited liability company (“Assignor”), and JPB Land, LLC, a Minnesota limited liability company (“Assignee”), and shall be effective on the date of the signature of the last signatory hereto (the “Effective Date”). RECITALS WHEREAS, Assignor is the “Developer” under that certain Development Contract (hereinafter referred to as “the “Development Contract,” a copy of which is attached hereto as EXHIBIT A) between the City of Corcoran, a Minnesota municipal corporation (the “City”), and Assignor dated ______________, 2025 for the development of Heather Meadows 3rd Addition, a residential subdivision located within the City. WHEREAS, Assignor desires to assign all of its right title and interest in the Development Contract to Assignee, and Assignee desires to assume all of Assignor’s right, title and interest in the Development Contract from Assignor; WHEREAS, the City desires to consent to the Assignment. NOW, THEREFORE, in consideration of the promises and conditions contained herein, the parties hereby agree as follows: 1. Assignment. On the Effective Date of this Assignment, Assignor hereby transfers, sets over, assigns and conveys to Assignee all of its rights, titles, obligations and interest under, in and to the Development Contract, including but not limited to all workmanship, financial, warranty, and compliance rights and obligations contained in the Development Contract. 2. Assumption. Effective on the Effective Date of this Assignment, Assignee hereby assumes Assignor’s rights, titles, obligations and interest arising under the Development Contract. 3. Representations and Warranties. Assignor hereby represents and warrants to Assignee that (a) it has full power and authority to assign the Development Contract to Assignee; (b) the Development Contract attached hereto as EXHIBIT A is in full force and effect and has not been modified or amended in any manner whatsoever, and (c) all right, title and interest of Assignor under, in and to the Development Contract is free and clear of any and all claims, liens and encumbrances whatsoever. 94 2 4. Consent. The City hereby consents to Assignor’s assignment of the Development Contract to Assignee, and Assignee’s assumption of the Development Contract from Assignor. 5. Binding Effect. This Assignment shall be binding on and inure to the benefit of the parties hereto and their successors assigns. 6. Minnesota Law to Govern. This Assignment shall be governed by and construed in accordance with the laws of the State of Minnesota. 7. Counterparts. This Assignment may be executed in any number of counterparts, each of which shall be deemed an original, and all of which, when taken together, shall constitute one and the same document. 8. Recording. Assignee shall record this Assignment with the Hennepin County Recorder’s Office over all real property described in the attached Exhibit A as the “Subject Property” in addition to a Right of Entry Agreement for any lots included in the Subject Property not purchased by Assignee. Assignor hereby consents to this recording. 9. Notices. Required notices to the Assignee shall be in writing, and shall be either hand delivered to the Assignee, its employees or agents, or mailed to the Assignee by certified mail to the following address: ________________________________________________. Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. The Assignee shall notify the City within five (5) days of a change of address. 95 3 IN WITNESS WHEREOF, Assignor and Assignee have executed this Assignment the day and year first above written. ASSIGNOR: ML Unlimited, LLC. a Minnesota limited liability company By: Markus Lee Its: STATE OF MINNESOTA ) ) ss. COUNTY OF ) The foregoing instrument was acknowledged before me this ____ day of __________ 2025, by Markus Lee, of ML Unlimited, LLC a Minnesota limited liability company, on behalf of the company . _____________________________ Notary Public Stamp ASSIGNEE: JPB Land, LLC, a Minnesota limited liability company By: Josh Pomerleau. Its: Chief Manager STATE OF MINNESOTA ) ) ss. COUNTY OF ____________ ) The foregoing instrument was acknowledged before me this ____ day of __________ 2025, by Josh Pomerleau, Chief Manager of JPB Land, LLC, a Minnesota limited liability company, on behalf of the company. _____________________________ Notary Public Stamp 96 4 CONSENT TO ASSIGNMENT The City of Corcoran, a Minnesota Municipal Corporation, does hereby agree and consent to the assignment of the above-referenced Development Contract this _____________ day of __________________________, 2025. CITY OF CORCORAN a Minnesota municipal corporation By: Tom McKee, Mayor AND: Jay Tobin, City Administrator STATE OF MINNESOTA ) )ss. COUNTY OF ___________ ) The foregoing instrument was acknowledged before me this ________ day of ________________________, 2025, by Tom McKee and Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota Municipal THIS INSTRUMENT DRAFTED BY: Broback Law Firm 2708 Autumn Woods Drive Chaska, Minnesota 55318 (952) 250-1796 97 5 EXHIBIT A HEATHER MEADOWS 3RD ADDITION DEVELOPMENT CONTRACT 98 1 RIGHT OF ENTRY AGREEMENT THIS RIGHT OF ENTRY AGREEMENT (“Agreement”) is made and entered into by and between ML Unlimited, LLC, a Minnesota limited liability company (“ML”), JPB Land, LLC, a Minnesota limited liability company (“JPB”), and the City of Corcoran, a Minnesota municipal corporation (the “City”), and is effective on the date of the last signature on the signature page hereof (the “Effective Date”). ML, JPB and the City are sometimes collectively referred to herein as the “parties” or each a “party”. RECITALS 1. JPB has received final plat approval from the City for the plat known as Heather Meadows 3rd Addition (the “Plat”), a copy of which is attached hereto as EXHIBIT A. 2. JPB has purchased from ML certain real property within the approved final plat of Heather Meadows 3rd Addition in the City of Corcoran, legally described in the attached EXHIBIT B (the “Property”). 3. The Property is comprised of ten (10) lots within the Plat which will be owned and developed for sale by JPB. 4. The Plat also includes two (2) additional lots, legally described in the attached EXHIBIT C, which will not be sold to JPB and will be owned by ML (the “ML Lots”). 5. As a condition of approval of the Plat, ML has entered into a Development Contract (the “Development Contract”) with the City for the development of the Property and the ML Lots (collectively the “Development Property”). After the Plat and the Development Contract are recorded, ML will, with the City’s consent, assign its rights, title and interest in the Development Contract to JPB, and JPB will assume all the rights, title and interest in the Development Contract upon such assignment. 6. The Development Contract requires that certain improvements be made to the ML Lots, and both JPB and the City require the ability to enter upon the ML Lots for the term of this Agreement for the purposes of inspection, maintenance, repair, and construction of said improvements, pursuant to the Development Contract. NOW, THEREFORE, in consideration of the mutual agreements contained herein and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto hereby agree as follows: 1. Term. This Agreement shall remain in effect during the term of the above- referenced Development Contract. This Agreement shall automatically terminate upon the termination of the Development Contract. 99 2 2. Grant of Right of Entry/Purposes. ML hereby grants to JPB and to the City and their respective agents, contractors, employees and representatives the right to enter onto the ML Lots for the purposes of inspection, maintenance, repair, and construction of improvements required under the Development Contract, including but not limited to installation of landscaping, drainage, plantings, grading, tree maintenance, wetland buffer establishment and maintenance, and erosion control. JPB and the City may elect to enter upon the ML Lots for the purposes stated herein in either of their sole discretion. ML agrees to cooperate with JPB and the City, and their respective agents, contractors, employees and representatives with respect to JPB’s or the City’s entry onto the ML Lots for the purposes stated herein. 3. Notice. Except in an emergency, within which no notice shall be required, JPB or the City will provide ML with a minimum of 24 hours’ prior notice before entering onto the ML Lots. 4. Condition of ML Lots/Restoration. ML agrees to keep and maintain the ML Lots in a safe condition, free from nuisances, waste, or any other dangerous conditions. Should JPB or the City exercise its rights pursuant to this Agreement to enter upon the ML Lots to perform work, the entering party agrees to repair any damage caused by that party. For removal of doubt, installation or maintenance of the improvements contemplated within the Development Contract shall not, in and of itself, constitute “damage”. The party making entry onto the ML Lots shall remove all equipment, tools and vehicles upon completion of that party’s work on the ML Lots. 5. Indemnification. ML agrees to defend, indemnify and hold JPB and the City harmless from and against any and all suits, damages, actions, proceedings or loss incurred by JPB or the City as a result of ML’s failure to maintain the ML Lots in a condition which is safe for entry. JPB agrees to defend, indemnify and hold ML and the City harmless from and against any and all suits, damages, actions, proceedings or loss incurred by ML or the City as a result of the gross negligence of JPB, or its agents, contractors, employees or representatives. The City agrees to defend, indemnify and hold ML and JPB harmless from and against any and all suits, damages, actions, proceedings or loss incurred by ML or JPB as a result of the gross negligence of the City, or its agents, contractors, employees or representatives. 6. Insurance. ML agrees to provide to JPB and the City a certificate of insurance covering general liability and property casualty for the ML Lots. JPB has provided the City with evidence of its own insurance coverage as the developer of the Property. 7. License. This Agreement is a license granted by ML to JPB and the City to enter upon the ML Lots for the specific purposes herein stated and does not constitute a 100 3 lease, easement, or convey any interest or other right in the ML Lots beyond those specifically set forth herein. This license is irrevocable for the term of this Agreement. [The rest of this page is intentionally left blank] 101 4 IN WITNESS WHEREOF, the parties hereto have caused this Agreement to be made as of the Effective Date hereof. ML UNLIMITED, LLC, a Minnesota limited liability company By: Dated: Printed Name: Its: STATE OF MINNESOTA ) ( ss. COUNTY OF ___________ ) The foregoing instrument was acknowledged before me this ________ day of ________________, 2025, by __________________________________ the ____________________________________ of ML Unlimited, LLC, on behalf of the company. ________________________________ NOTARY PUBLIC 102 5 JPB LAND, LLC, a Minnesota limited liability company By: Dated: Printed Name: Its: STATE OF MINNESOTA ) ( ss. COUNTY OF ___________ ) The foregoing instrument was acknowledged before me this ________ day of ________________, 2025, by __________________________________ the ____________________________________ of JPB Land, LLC, on behalf of the company. ________________________________ NOTARY PUBLIC 103 6 CITY OF CORCORAN: By: Dated: Printed Name: Tom McKee Its: Mayor By: Dated: Printed Name: Jay Tobin Its: City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ________________________________ NOTARY PUBLIC THIS INSTRUMENT DRAFTED BY: Broback Law Firm 2708 Autumn Woods Drive Chaska, Minnesota 55318 (952) 250-1796 104 7 EXHIBIT A (the “Plat”) 105 8 EXHIBIT B (the “Property”) Lots 1 and 2, Block 1, Lots 1, 2, 3, 4, 5, 6, and 7, Block 2, and Lot 1, Block 3, Heather Meadows 3rd Addition, Hennepin County, Minnesota, according to the recorded plat thereof 106 9 EXHIBIT C (the “ML Lots”) Lot 1, Block 4 and Lot 1, Block 5, Heather Meadows 3rd Addition, Hennepin County, Minnesota, according to the recorded plat thereof 107 STAFF REPORT Agenda Item: 6.k Council Meeting: May 22, 2025 Prepared By: Natalie Davis Topic: City Park Remaster Site Plan and Variance (City File No 25-015) Action Required: Decision Summary This is a City-initiated request for the approval of a site plan and two variances to complete improvements at City Park, including a proposed new park building, located at 20400 and 20200 County Road 50. Financial/Budget Approval of the site plan and variances for the City Park remaster does not equate to a financial commitment at this time. After review of the project bids, if the Council chooses to not move forward with an element of the park improvements included in the site plan approval, an administrative site plan approval can be processed to reduce the scope of the project. The proposed improvements are currently out for bid with the bid approval anticipated at the June 12, 2025, City Council meeting. Options 1. Approve as presented. 2. Approve with changes. 3. Deny and direct staff on how to proceed. Recommendation Planning Commission and staff recommend approval of Resolution 2025-55 approving the Site Plan and Resolution 2025-56 approving two variances: allowing a 0' building side setback and waiver of the buffer yard requirement. Council Action Attachments 1. 2025-05-22 City Park Remaster SP VAR Staff Report.pdf 108 Page 1 of 20 STAFF REPORT Agenda Item 6m. City Council Meeting: May 22, 2025 Prepared By: Natalie Davis McKeown Topic: “City Park Remaster” Site Plan and Variance PID: 23-119-23-34-0001 and 23-119-23-43- 0007 City File No. 25-015 Action Required: Decision 1. Request This is a City-initiated request for the approval of a site plan and two variances to complete park improvements at City Park, including a new park building, located at 20400 and 20200 County Road 50. 2. Context Background The City was donated 19.3 acres of park land in 1972 from the Van Lithe family. Today, this is one of two parcels that make up City Park with the western parcel (59.95 acres) purchased by the City in 2018 from Rockford School District. City Park is the largest park within the City and currently hosts all recreational programming, such as youth soccer and baseball. Figure 1 Current Layout of City Park 109 Page 2 of 20 Today, the park contains several amenities (many of which were developed as a labor of love by Corcoran residents): 6 baseball fields, 4 t-ball fields, 1 multi-use field, 4 parking areas, a playground (last replaced in 2000), tennis courts (partially removed in 2024), a picnic shelter, three outdoor ice rinks, and a warming house. The City has planned significant improvements to update and expand amenities within City Park for several years. Design efforts to move forward with the first phase of this vision commenced in 2024. Below is a summary of the timeline and project milestones to date: Project History and Recent Updates: • October 24, 2024: City Council reviewed 30% design plans, which included the layout of amenities and features. The Council voted 4-1 to approve specific edits to the schematic diagram and authorized staff to proceed with design development and construction documents, with a clarified budget reflecting the full scope of obligations. • November 2024: A public engagement survey and open house were conducted to gather feedback on the park design. • December 19, 2024: The Parks and Trails Commission received a memo summarizing public feedback: o Strong preference for the inclusion of a splashpad and playground. o Emphasis on connectivity and safety, particularly regarding paths and safe crossings. o Of the 197 survey responses, the majority were from families with children aged 25-44, with 90% residing in Corcoran. • December 19, 2024 & January 16, 2025: The Parks and Trails Commission reviewed 60% designs and recommended vendors for the playground (Playworld) and splashpad (Aquatix). • February 23, 2025: The City Council approved 60% designs and provided direction for 90% project designs. This direction was to proceed with a combination of scenarios 1B and 2A from the report, to include the full park building, playground, and minimally paved parking. • March 20, 2025: The Parks and Trails Commission reviewed 90% designs and provided feedback on the design. • April 10, 2025: City Council received an informational update on design elements of the park design. • April 24, 2025: The City Council approved authorization to bid. • May 1, 2025: Planning Commission meeting. The Planning Commission unanimously recommended approval of the site plan and two variances. • May 2, 2025: Two project bids are posted; one for site work, and the other for the building. Anticipated Next Steps: Task Date 110 Page 3 of 20 • May 27, 2025: Bid opening. • June 12, 2025: City Council meeting to award bid. Zoning and Land Use The two properties that comprise the project site are guided for Parks/Open Space and are zoned Public/Institutional (P-I). The site is within the Metropolitan Urban Service Area (MUSA) and Phase 1 of the 2040 Staging Plan. Surrounding Properties The existing land use, guiding, and zoning of the immediate surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District North Agriculture Residential Low-Density Residential Mixed Residential - Residential Single- Family 2 (RSF-2) - Urban Reserve (UR) - Planned Unit Development (PUD) - Rush Creek Reserve East Commercial Commercial Neighborhood Commercial (C-1) South Agriculture Industrial Residential Industrial Medium Residential Low-Density Residential - Light Industrial (I-1) - Medium Density Residential (RMF-1) - RSF-2 - UR West Residential Existing Residential Low-Density Residential UR Natural Characteristics of The Site A tributary of the South Fork Rush Creek runs through both parcels of City Park. The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map reflects a Wet Prairie on the southwest with some Floodplain Forest that follows most of the creek. A wetland delineation was completed on this property and finalized in October 2024. This process confirmed two wetlands on the southwest portion of the site (overlapping the wet prairie shown on the Natural Resources map) and a pond near the middle of the eastern parcel. 111 Page 4 of 20 Planning Commission Review The Planning Commission held a public hearing and reviewed this item at the regular meeting on May 1, 2025. The only comment received during the public hearing was a question regarding the extent of the proposed new lighting. The Planning Commission unanimously recommended approval of the Site Plan and two Variances as presented by staff (3-0). 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, other City Code requirements, and City policies. The City Engineer has been actively involved in the design of the project and will continue to ensure all of the City’s engineering standards are satisfied. A review of the plans was coordinated with the Public Safety team, and their comments are incorporated into this staff report. A. Level of Discretion in Decision-Making The City’s discretion in approving a site plan is limited to whether the proposal meets the performance standards outlined in the City Code. If it meets these standards, the City must approve the site plan. The City has a relatively high level of discretion in approving or denying a variance. The burden of proof is on the applicant to show the variance standards are satisfied. B. Site Plan There are several improvements proposed in the City Park Remaster. The update will include removals of trees, fencing, tennis courts, and the existing playground. Removal Figure 2 Natural Resource Inventory Areas Map 112 Page 5 of 20 of these items will allow for utilities, the Diamond Lake Regional Trail, a new playground, and reconstruction of the western driveway off County Road 50 into the park. Significant site work will be completed to improve the fields for recreational use, programmed and otherwise. In addition to the new playground, the first phase is planned to include a park building providing a community gathering space. Most of the improvements will be located on the western parcel. Figure 3 City Park Site Plan Lot Standards and Setbacks The C-2 district has the following minimum lot standards: Standard P-I Proposed Lot Area 10 acres 59.95 acres Lot Width 200’ 1,000+’ (south property line) Lot Depth 200’ 2,000+’ Principle Structure Setbacks: - Front (Major Roadway*) 100’ 300’+ (south; nearest front property line) 113 Page 6 of 20 - Front (Other Streets) 50’ N/A - Side 50’ 0’ - Rear 50’ N/A Maximum Impervious Surface Coverage 70% 15% *Major Roadways are County Roads The plans show the minimum district standards are met if not exceeded except for the proposed building will have a 0’ setback from the shared property line with the 2nd park parcel to the east. This will be discussed further in the variance analysis of this report. The site analysis table indicates that there will be 9 acres of impervious surface coverage over all of City Park (79.25) after the proposed improvements. This is roughly a 11.4% impervious surface coverage. It is unclear how much of this is located on the western parcel. However, the site plan is still well within compliance even if it is assumed all 9 acres are located on the western parcel. Accessory Structure – Playground Figure 4 Proposed Playground Rendering The playground is shown with an agricultural theme to reflect Corcoran’s history based on feedback received in a 197-respondent survey completed by the City. It is intended to include play areas for children aged 2–5 and 5–12. A small embankment slide is integrated into the hillside. The 5–12-year-old area includes two bridges and a large embankment slide. Poured-in-place rubber surfacing would be used on the hillside to 114 Page 7 of 20 accommodate the features, while engineered wood fiber would cover the remaining playground containers. Multiple swing options, including a bucket swing and ADA- compliant swing, are shown. With a barn and silo structure, the focus of the playground will be on the agrarian history while replacing the 25+ year old playground. Under the accessory structure section of the Zoning Ordinance, the playground is subject to the same setbacks as accessory structures. The City Park parcels are technically considered through lots since there is a frontage on both the north and south ends of the site. Accessory structures located on through lots may be located between the rear of the principal building and the public right-of-way. Accessory structures in non-residential zoning districts shall comply with the following: Standard Accessory Structures (Non- residential Zoning) Proposed Front No accessory building shall be located in the front yard Complies. Side 10’ 32.8’ Rear 10’ 360+’ (north property line) Adjacent to residential Minimum setback requirements for principal structures in the district. 350+’ (west property line) *Major Roadways are County Roads Access The west parcel of City Park is currently accessed by the western driveway on County Road 50. This location is not changing, but the driveway is being improved as part of the update. Staff worked with Hennepin County to determine if the proposed site improvements met warrants for a turn-lane. It was determined that a turn-lane is not required with this first phase of the park improvements. Hennepin County stated the second phase of improvements are likely to warrant a turn-lane at that time. Utilities and Stormwater Utilities will be brought through the site as a part of this project. Stormwater management in the southwest portion near the western parking lot and County Road 50. The proposed stormwater ponding will include a wet basin and another area that would be wet during rain events. These areas help to provide places for the water to navigate towards and be held, while also increasing the natural aesthetic of the park, specifically near the regional trail route. 115 Page 8 of 20 Figure 5 Stormwater Ponding Wetlands A wetland delineation for this site was completed in October 2024. Two wetlands were confirmed on the western parcel. Since this application does not include a plat, the site is not subject to the buffer and buffer monument requirements of the Wetland Overlay district (Section 1050.010). Figure 6 Wetland Delineation 116 Page 9 of 20 Trails Concrete paths link the parking lot to the building plaza and extend through the playground area. An 8’ asphalt trail is shown as an alternate that surrounds the western, northern, and eastern portions of the parking lot. The future Diamond Lake Regional Trail will be constructed as a 10-foot-wide bituminous path with a 2-foot shoulder. The site design incorporates a boardwalk along the northwest portion of the regional trail. Boardwalk construction and rough grading for the trail are included in Phase 1 of the City Park Remaster. The regional trail will be paved as funding allows. The existing culvert crossing near County Road 10 will be reused as part of the trail, and a connection to the Rush Creek Reserve development will be added. Figure 7 Paving and Trails Exhibit Refuse Section 1060.020 of the Zoning Ordinance outlines the following standards related to refuse: - No exterior incineration of trash or garbage. - No exterior storage of trash or garbage except in an accessory building enclosed by walls and a roof or in closed containers within a totally screened area. The site plan does not reflect plans for how to handle refuse on the site. However, it is anticipated there will be a dumpster near the building and the parking lot within a screened enclosure. 117 Page 10 of 20 Screening Section 1060.030 of the Zoning Ordinance provides screening requirements for rooftop and ground mounted mechanical equipment. A transformer is shown on the site plan near the building. No screening is currently shown. It is unclear if there will be a need for any other ground or roof mounted equipment. A condition of approval is for all rooftop and ground mounted equipment to comply with the screening/buffering standards in Section 1060.030. Lighting Section 1060.040 of the Zoning Ordinance provides performance standards for lighting. Any light, or combination of lights shall not exceed one foot-candle (meter reading) as measured form the property line or the centerline of a public street. The parking lot and trail around the playground where lights are proposed comply with this Section of code. Building The proposed building will include a gathering space with a total capacity of up to 125 people, with a divider shown on the plans as an alternate option to be quoted as the project moves forward with bidding. Inside, there is access to three bathrooms: two single-occupancy, gender-neutral restrooms (SOGN) and the family restroom with an adult changing table, as required by building code. Exterior-access restrooms include the family restroom and an additional SOGN restroom. The doors to access the building and its interior dual access family restroom are anticipated to be on a digital locking system. Figure 8 Park Building Floor Plan 118 Page 11 of 20 Three storage areas are shown on the plans for building mechanical, table and chair storage, and within the catering kitchen. The building is anticipated to support City-run programs and events, with the kitchen storage location utilized to store frequently used items. A catering kitchen is shown including a three-compartment sink, refrigerator/freezer, handwashing sink, and preparation countertops. It will have direct access to the larger gathering space, an exterior door, and a serving window for coordinated use with the future patio and shelter. The proposed building is just over 26’ at its peak which complies with the 35’ principal structure height limit in the P-I District. The park building is subject to the non-residential district building standards in Section 1060.050, Subd.1(C). The building’s exterior features vertical wood siding in black ash, a metal roof, and windows at the front and back of the main gathering space. This is in compliance with the building materials for non-residential districts. Figure 9 Park Building Front Elevation The architectural plans reflect a standing seam, prefinished metal roof. A metal roof with a pitch of greater 2:12 is allowed under the following conditions: i. Meet the standards adopted by the Minnesota State Building Code, ii. Have concealed fasteners, iii. Are high quality commercial thickness/weight, iv. Have been treated with a factory applied color coating system to protect against any fading or degradation. It appears the proposed roof complies with these standards. The thickness/weight of the proposed roof material is unclear. Details on the proposed materials are required to confirm compliance with this standard as a condition of approval in the Site Plan resolution. 119 Page 12 of 20 Figure 10 Park Building Rendering Parking The overall park currently has 4 parking lots – all of which are gravel. As a part of the City Park Remaster, only the southwest parking lot, which will serve the building, fields, and playground, is to be improved. The parking lot dimensions and setbacks required in Section 1060.060 are satisfied. The City Code requires the following parking formula for public parks: 1 parking space per acre of park, plus 5 for each playground facility, and one space for each picnic table. Additionally, the park building requires 1 space for every 4 occupants based on the design capacity. The required parking for City Park after the proposed improvements is as follows: - 79.25 acres = 79.25 spaces - 1 playground facility = 5 spaces - 30 estimated picnic tables = 30 spaces - 25 occupants / 4 = 31.25 - Total parking required = 145.5 = 146 spaces The site plan shows 59 paved parking stalls where 31.25 spaces are required to serve the new building. There is gravel shown around the paved parking for overflow parking for roughly another 156 spaces. This more than exceeds the minimum parking required for the overall park without factoring in the additional parking areas provided in the other 3 gravel lots on the east parcel. The City is also receiving bids to fully pave the parking area. It may be that the parking lot is paved initially or in phases as funding allows, similar to the Three Rivers Regional Trail. The parking lot must be paved no later than 120 Page 13 of 20 Phase 2 of improvements to City Park. If possible, staff recommends paving the entire parking lot at the same time. Concerns with maintenance and the ability to keep clear fire lanes within the gravel area were noted as concerns with Public Works and Public Safety. Landscaping There are some tree areas proposed to be removed for the project to allow for the proposed improvements, including the Diamond Lake Regional Trail. For the most part, the existing tree line along the west boundary of the west parcel will remain. Trees will be retained to the extent possible. Figure 11 Removals Plan Typically, when a site redevelops/expands, the increase in building size is used to determine the required plantings. Non-residential uses have the following formulas: 1. One overstory tree per 1,000 square feet of gross building floor area. 2. One understory shrub for each 300 square feet of building. The gross floor area of the building is 3,553 square feet. This means 4 overstory trees and 12 understory shrubs are required. The landscape plan provided more than meets this standard. 121 Page 14 of 20 Parking areas with more than 4 spaces must provide screening to a height of at least 3’ from properties guided or zoned residential and from all public streets. A condition of approval is to update the landscape plan to provide this screening along the west side of the parking lot since this faces an area that is guided for residential and zoned Urban Reserve. The parking areas within the lot do not face the street along County Road 50 or 10. A buffer yard class “D” is required along the west property line as well to account for the transition between Urban Reserve and P-I. Most of the west property line has a significant tree line that meets the extent and intent of the buffer. The wetlands also include trees and provide a natural buffer. However, there is one area on the south of the site where there is not a tree line, some trees will be removed, and the Diamond Lake Regional Trail is less than 10’ away from the property line. The DLRT was designed to maximize space between the two stormwater ponds and elevation is being added to this area as well. In order to meet the buffer yard requirements, the DLRT alignment would likely need to completely shift to the east parcel without sacrificing the field space, which would provide a subpar trail experience for the public rather than offering a meandering corridor through the fields and to a boardwalk. Additionally, it does not seem to make sense for the City to grant a buffer yard easement over public Figure 12 Landscape Plan 122 Page 15 of 20 park property. A variance will be required to waive the buffer yard and conservation easement requirements. Public Safety The Public Safety had the following comments that are provided in the approving resolution as conditions of approval: - Hydrant locations must be reviewed and approved by Fire Chief Farrens. - Since the park building will not be sprinklered, a 150’ hose pull is required. - Within the park plan, a space must be designated for a public safety outdoor warning point. The site will need to be near the highest elevation available and have access to electricity and likely data. Additionally, Public Safety expressed a need for caution with gravel parking lots because it can be very challenging to maintain appropriate drive aisles. C. Variances The project as it is designed requires two variances: 1. A variance to allow a reduced side building setback of 0’ along the interior lot boundary of the two City Park parcels. 2. A variance to forego a buffer yard on the west parcel. Section 1070.040 provides the following standards to review variance requests. 1. That there are practical difficulties in complying with the Zoning Ordinance. The League of MN Cities defines a three-factor test for the term “practical difficulties”: - The property owner proposes to use the property in a reasonable manner not otherwise allowed by the Zoning Ordinance. - The plight of the landowner is due to circumstances unique to the property and not created by the landowner; and - The variance will not alter the essential character of the locality. Section 1070.040, Subd. 2(B) of the Zoning Ordinance specifically calls out the last two factors as their own standards and will be discussed individually. Therefore, the City typically uses this first standard to focus on evaluating the “reasonableness” of the request. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. 3. That the granting of the variation will not alter the essential character of the locality. 123 Page 16 of 20 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. 5. The variance is consistent with the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of granting the variance. Park Building Side Setback Section 1040.145, Subd. 7 requires a side setback of 50’ in the P-I District. The proposed site plan reflects a 0’ setback along the shared property line between the two City Park parcels. Both properties are under the ownership of the City, and the improved areas of the two parcels function as a single campus. However, the east parcel was dedicated as park land and cannot be used for anything other than a public park. The west parcel was purchased by the City and has some flexibility in how it is used to meet the needs of the City. Combining the parcels at this time is not desired while future phases of improvements on the western parcel are not fully planned. The location of the building is reasonable and makes the most sense in relation to the location of the fields to the west, existing amenities to the east, the proposed new playground, and potential future amenities that would be near the building (for example, there is a location earmarked by the building for a splashpad should that move forward in a future phase of park improvements). The building location also allows for views of the pond on the eastern parcel. Moving the building to meet a 50’ setback to the east or west will be disruptive to the overall park design. A lot line adjustment, subdivision, or lot consolidation in the future will correct the setback at that time, and waiting for this to occur until the vision for the north end of the park is developed will allow for a more wholistic approach. The situation is fairly unique in that the east parcel is dedicated parkland, and the west parcel is City-owned land. The two parcels make up City Park, and the improved portion of City Park function as a single campus. There is no danger in the eastern parcel being sold as that is not an option with dedicated parkland. The conditions surrounding the reduced setbacks are based on a desire to maximize the flow, efficiency, flexibility, and amenities on the site for public purposes. Granting a variance for a 0’ side yard setback along the common property line will not alter the essential character of the locality. This setback will allow for the character of the park to be enhanced as it will maximize field space and provide a meeting space for programming and events for the locality. It will not be visually obvious that the building will have a 0’ setback from the shared property line with the east park property. The variance is consistent with the intent of the ordinance as a 50’ setback is more than met from the neighboring land uses and properties under separate ownership. Granting the variance would not conflict with the Comprehensive Plan. Granting the setback variance will promote the retention of rural character while providing the public with an upgraded park experience and available meeting space. Staff recommends minimizing the extent of the variance granted by including a condition that if the lot lines 124 Page 17 of 20 end up being adjusted in the future, the building shall be subject to all applicable setbacks at that time. Alternatively, it could be found there is no practical difficulty, and that this is a condition of the City’s own making since the parcels could be combined to address the side setback. Buffer Yard Waiver Section 1060.070, Subd. 2(J) requires a class “D” buffer yard between the western boundary of City Park and the adjacent UR neighborhood. However, a conflict is created within a portion of this buffer yard area with the proposed alignment of the Diamond Lake Regional Trail corridor. The trail was designed to meet Three Rivers requirements and provide a meandering experience of the park overlooking the fields, traversing a boardwalk, and connecting to the playground and other amenities. The proposed trail location is reasonable as it provides a path between the stormwater ponding, and area that would otherwise go unused. Additionally, the proposed design and location will provide interest while maximizing the park area. Additionally, it is odd to require a buffer yard within a conservation easement within a public park. The condition upon which the variance is sought is unique in that all other City parkland is still guided and zoned residential. This is the only City park land currently guided Parks and Open Space and zoned P-I, The P-I designation is what is driving the buffer requirement along the west boundary, whereas parks under the same zoning district as the surrounding area would not need to provide a buffer. The condition upon which the variance is sought is based on the necessity of designing the site to provide the most public benefit rather than on a condition created by the landowner. Further, City Park is Figure 13 Approximate Portion of Trail Located Within Buffer Yard 125 Page 18 of 20 already held within the public interest, which makes it a unique situation as there is not a need to put an easement in the name of the City for land already owned by the City. Granting the variance will not alter the essential character of the surrounding area. The lot to the west is heavily forested, and there is already a slight gap in the tree line/wetlands today where the trail is proposed. A small change in this gap to allow for the Diamond Lake Regional Trail will not alter the essential character of the surrounding area. The variance is overall consistent with the intent of the ordinance. The intent of the ordinance was to provide a transition to minimize the impacts of differing land uses, but open space and parks are generally considered complimentary to residential uses. This is evidenced by the fact that parks are a by-right permitted use in residential districts, such as RSF-1. Further, trees that do not need to be removed will remain, which means a heavy tree line and the existing wetlands will provide a buffer yard along most of the western property line, and some areas of the existing tree line exceed the required buffer yard width. The variance will grant flexibility in this one location where the trail corridor is planned within what would otherwise be the buffer yard area. Additionally, the fact the buffer yard area is on public property is overall consistent with the requirement for the buffer yard to be within a conservation easement in favor of the City. The variance is consistent with the Comprehensive Plan. The variance will support the City’s goal to develop a system of parks and trails, with a variety of active and passive uses, that reflect the special character of the City, its history, and natural resources. Due to the elevation change on the west side of the trail, it does not appear feasible to Figure 14 Existing Vegetation in Southwest Area of City Park 126 Page 19 of 20 require plantings in this area to add vegetation on the City’s side of the property line. Therefore, staff do not recommend any conditions be added to this variance. Alternatively, it could be determined there is not a practical difficulty as the trail could be rerouted, even if the new corridor is smaller and not preferred. This may then allow for a buffer yard to be planted per ordinance. Additionally, the City can go through the process of granting a conservation easement in favor of the City even though the land is already owned by the City. 4.Summary of Discussion Items There are a few areas where the plans must be revised in order to ensure compliance with the City Code standards. The following items are the areas where the City has the most discretion for discussion: 1. Variances a.A variance to allow a 0’ building setback from the side property line with the eastern City Park parcel. i.Proposed condition of approval to establish the lot lines in the future to comply with district standards when the City is ready to move forward with a lot consolidation, lot line adjustment, or other subdivision. ii.Does the City Council have any other suggestions on potential conditions of approval for this variance? b.A variance to waive the buffer yard requirements. i.Does the City Council have any suggestions on potential conditions of approval for this variance? 5. Recommendation Planning Commission and staff recommend the following: -Approval of Resolution 2025-55 approving the Site Plan -Approval of Resolution 2025-56 approving a Variance to allow a 0’ building side setback and a Variance to waive the buffer yard requirement. While the site plan can be approved without the variance granted for the buffer yard requirements, the Site Plan should not be approved without granting the variance for the 0’ side setback for the building. Approving the site plan does not mean the City must move forward with the park building should the bids not return favorable. An administrative site plan amendment can be approved to remove the building from the site plan if the City Council decides not to move forward with the building after reviewing the bids. However, adding the building to the site plan at a later point would lead to the need for a new formal site plan process with Planning Commission and City Council because expansions have a higher standard of City review. 127 Page 20 of 20 Attachments: 1.Resolution 2025-55 Approving Site Plan 2.Resolution 2025-56 Approving 2 Variances 3.Site Plan Documents 128 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-55 Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN FOR THE CITY PARK REMASTER ON THE PROPERTIES LOCATED BETWEEN COUNTY ROAD 10 AND COUNTY ROAD 50 (PID 23- 119-23-34-0001 AND 23-119-23-43-0007) (CITY FILE NO. 25-015) WHEREAS, The City of Corcoran. (the “applicant”) requests approval of a site plan and variances to allow for improvements at City Park on the property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the requests at a duly called public meeting, and; WHEREAS, the Planning Commission recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a Site Plan subject to the following findings and conditions: 1.A Site Plan is approved, in accordance with the plans dated April 9, 2025, with additional materials dated April 10, 2025, April 11, 2025, April 14, 2025, except as amended by this resolution. 2. The following feedback from the Public Safety team must be addressed: a.Hydrant locations must be reviewed and approved by Fire Chief Fehrens. b.Since the park building will not be sprinklered, a 150’ hose pull is required. c.Within the park plan, a space must be designated for a public safety outdoor warning point. The site will need to be near the highest elevation available and have access to electricity and data. 3.A building permit is required prior to beginning construction. 4.All signage shall comply with the standards in Chapter 84 of the City Code. 5.The site plan must be updated to reflect the final location of the garbage container(s) to serve the park building. 6.Details must be provided on the proposed trash enclosure and/or screening to confirm compliance with Section 1060.020 of the Zoning Ordinance. 7.Details regarding the thickness and weight of the roof of the park building must be provided to confirm a high-quality commercial thickness/weight for compliance with Section 1060.050. 129 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-55 Page 2 of 3 8.All rooftop and ground mounted equipment must be screened per Section 1060.030 and the site plan must be revised accordingly. 9.The landscape plan must be revised to provide screening of the western parking lot along the west side at a height of at least 3 feet. 10.The parking lot must be paved as funding allows but no later than the second phase of City Park improvements. 11. The approving resolution must be recorded at Hennepin County prior to issuance of building permits. 12.Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 130 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-55 Page 3 of 3 ATTACHMENT A Commencing at the Southeast corner of the Southwest Quarter thence West to the Southeast corner of the West Half of the Southwest Quarter of the Southeast Quarter of the Southwest Quarter thence North to the Northeast corner thereof thence West to the West line of the East Half of the Southwest ¼ thence North to a point 46 feet 11 inches South from the Northwest corner thereof thence East to the center line of County Road Number 10 thence East to the center line of County Road Number 10 thence the Southeasterly along said center line to the East line of the Southwest Quarter thence to beginning except roads. AND Commencing at the Southeast corner of the Southwest Quarter of the Southeast Quarter thence North along an East line thereof a distance of 28 feet thence North 42 degrees 20 minutes West a distance of 246 feet thence South 35 degrees 26 minutes West to Southerly Right of Way line of County Road Number 10 and actual point of beginning thence continuing South 35 Degrees 26 minutes West to an intersection with a line bearing North 33 degrees 47 minutes East from a point in South line of the Southwest Quarter of the Southeast Quarter a distance of 312.03 feet West from the Southeast corner thereof thence South 33 degrees 47 minutes West to South line thereof thence West to the Southwest corner thereof thence North along West line thereof a distance of 959.6 feet thence East a distance of 302 feet thence North 47 degrees 27 minutes East to Southerly right of way line of said county road number 10 thence Southeasterly along said right of way line to begin also all that part of said the Southwest Quarter of the Southeast Quarter described as follows commencing at the Southwest corner of said the Southwest Quarter of the Southeast Quarter thence on an assumed bearing of North along West line thereof 959.6 feet to point of beginning thence East 237.77 feet thence North 73 degrees 10 minutes 15 seconds West 46.10 feet thence North 55 degrees 07 minutes 38 seconds West 38.93 feet thence North 48 degrees 55 minutes 48 seconds West 40.86 feet thence North 36 degrees 22 minutes 08 seconds West 39.33 feet thence North 30 degrees 12 minutes 16 sec West 59.17 feet thence North 32 degrees 28 minutes 26 seconds West 39.78 feet thence North 37 degrees 06 minutes 48 seconds West 35.19 feet thence North 44 degrees 28 minutes 34 seconds West 44.65 feet thence Northwesterly to the Northwest corner of said the Southwest Quarter of the Southeast Quarter thence South along West line thereof to beginning except road. 131 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-56 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING TWO VARIANCES FOR CITY PARK REMASTER ON THE PROPERTIES LOCATED BETWEEN COUNTY ROAD 10 AND COUNTY ROAD 50 (PID 23- 119-23-34-0001 AND 23-119-23-43-0007) (CITY FILE NO. 25-015) WHEREAS, The City of Corcoran. (the “applicant”) requests approval of a site plan and variances to allow for improvements at City Park on the property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the requests at a duly called public meeting, and; WHEREAS, the Planning Commission recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for two variances subject to the following findings and conditions: 1.The requested variance to allow a 0-foot side building setback along the shared property line of the two City Park parcels is approved based on the following findings: a.That there are practical difficulties in complying with the Zoning Ordinance. Both properties are under the exclusive ownership of the City, and the improved areas of the two parcels function as a single campus. The building location is reasonable and makes the most sense in relation to the overall site, location of the fields to the west, existing amenities to the east, the proposed new playground location, and potential future amenities that would be best located near the building. 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 landowner. The eastern parcel was dedicated to the City as park land whereas the western parcel was acquired by the City through a purchase. Combining the two parcels will lose flexibility and discretion on how the western parcel is planned to be utilized in the future to meet the public interest. The conditions upon which a petition for variation is based are a desire to maximize the flow, efficiency, flexibility, and amenities on the site for public purpose. c.That the granting of the variation will not alter the essential character of the locality. The reduced setback will allow for the character of City Park to be enhanced as it will maximize the field space and provide a meeting space for programming and events for the locality. It will not be visually obvious that the park building will have a 0’ setback from the shared property line of the two park parcels. d.The proposed variance would be in harmony with the general purposes and intent of the ordinance. The building is setback more than 50-feet from neighboring land uses and properties under separate ownership.. 132 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-56 Page 2 of 4 e. The variance is consistent with the Comprehensive Plan. Granting the variance will promote retention of rural character while providing an upgraded park experience for the City including the addition of gathering space. f.The City may impose conditions on the variance to address the impact of granting the variance. i.If the lot lines end up being adjusted in the future, the building shall be subject to all applicable setbacks at that time. 2.The variance to waive the buffer yard requirements is approved based on the following findings: a.That there are practical difficulties in complying with the Zoning Ordinance. A portion of the proposed Diamond Lake Regional Trail corridor will conflict with the required buffer yard width for a class “D” buffer. The trail is a reasonable use of the City Park site and was designed to meet all requirements of the Three Rivers Park District. The trail layout provides a meandering experience of the park overlooking the fields, traversing a boardwalk, and connecting to the playground and other amenities. The trail also maximizes a path between the two stormwater ponds that would otherwise go unused. The proposed design and location provide interest while maximizing the park area. Additionally, nothing is gained by the City granting itself a conservation easement to itself within a public park. 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. This is the only City park land zoned Public/institutional (P-I) which is driving the buffer requirement along the west boundary. Parks under the same zoning district as the surrounding area would not need to provide a buffer. The condition upon which the variance is sought is based on the necessity of designing the site to provide the most public benefit. City Park is already held within the public interest, so there is not a need to put an easement in the name of the City for land already owned by the City. c.That the granting of the variation will not alter the essential character of the locality. The lot to the west is heavily forested, and there is already a slight gap in the tree line and wetlands in this area today where the trail is proposed to be within the buffer yard. A small change in the extent of this gap to allow for the Diamond Lake Regional Trail will not alter the essential character of the surrounding area. d.The proposed variance would be in harmony with the general purposes and intent of the ordinance. The intent of the ordinance was to provide a transition to minimize the impacts of differing land uses, but open spaces and parks are generally considered complimentary to residential uses. This is evidenced by the fact that parks are a by-right permitted use in residential districts. Further, trees that are not necessary to be removed will remain, which means a heavy tree line and the existing wetlands will provide a buffer yard along most of the western property line. Some areas of the existing tree line exceed the required buffer yard width. The variance will grant flexibility in one small segment where the trail corridor is planned 133 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-56 Page 3 of 4 within what would otherwise be the buffer yard area. The fact that the buffer yard area is on public property is overall consistent with the requirement for the buffer yard to be within a conservation easement in favor of the City. e. The variance is consistent with the Comprehensive Plan. Granting the variance will be consistent with the City’s goal to develop a system of parks and trails, with a variety of active and passive uses, that reflect the special character of the City, its history, and natural resources. f.The City may impose conditions on the variance to address the impact of granting the variance. i.Due to the elevation change proposed between the trail and the western boundary of City Park, no conditions to minimize the impact of granting the variance are proposed. 2. This resolution must be recorded with the Hennepin County’s Recorder’s Office. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Nichols, Jeremy Nichols, Jeremy Lanterman, Mark Lanterman, Mark Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 134 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota Page 4 of 4 RESOLUTION NO. 2025-56 ATTACHMENT A Commencing at the Southeast corner of the Southwest Quarter thence West to the Southeast corner of the West Half of the Southwest Quarter of the Southeast Quarter of the Southwest Quarter thence North to the Northeast corner thereof thence West to the West line of the East Half of the Southwest ¼ thence North to a point 46 feet 11 inches South from the Northwest corner thereof thence East to the center line of County Road Number 10 thence East to the center line of County Road Number 10 thence the Southeasterly along said center line to the East line of the Southwest Quarter thence to beginning except roads. AND Commencing at the Southeast corner of the Southwest Quarter of the Southeast Quarter thence North along an East line thereof a distance of 28 feet thence North 42 degrees 20 minutes West a distance of 246 feet thence South 35 degrees 26 minutes West to Southerly Right of Way line of County Road Number 10 and actual point of beginning thence continuing South 35 Degrees 26 minutes West to an intersection with a line bearing North 33 degrees 47 minutes East from a point in South line of the Southwest Quarter of the Southeast Quarter a distance of 312.03 feet West from the Southeast corner thereof thence South 33 degrees 47 minutes West to South line thereof thence West to the Southwest corner thereof thence North along West line thereof a distance of 959.6 feet thence East a distance of 302 feet thence North 47 degrees 27 minutes East to Southerly right of way line of said county road number 10 thence Southeasterly along said right of way line to begin also all that part of said the Southwest Quarter of the Southeast Quarter described as follows commencing at the Southwest corner of said the Southwest Quarter of the Southeast Quarter thence on an assumed bearing of North along West line thereof 959.6 feet to point of beginning thence East 237.77 feet thence North 73 degrees 10 minutes 15 seconds West 46.10 feet thence North 55 degrees 07 minutes 38 seconds West 38.93 feet thence North 48 degrees 55 minutes 48 seconds West 40.86 feet thence North 36 degrees 22 minutes 08 seconds West 39.33 feet thence North 30 degrees 12 minutes 16 sec West 59.17 feet thence North 32 degrees 28 minutes 26 seconds West 39.78 feet thence North 37 degrees 06 minutes 48 seconds West 35.19 feet thence North 44 degrees 28 minutes 34 seconds West 44.65 feet thence Northwesterly to the Northwest corner of said the Southwest Quarter of the Southeast Quarter thence South along West line thereof to beginning except road. 135 llllllll l l l l l l lll l l X X X X X X X X X X X X TRANSF E R STATION W/STEP SILO CLIMBER NUVO SWIRL ROOF 84" 96-108" 48-72" PM FARM T R A C T O R S T R U C T U R E ZZYYC268 13 8 ' 60 8 ' 1111 ' 558' SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E 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 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 , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 4 / 1 7 / 2 0 2 5 - 2 : 5 5 p m Dr a w i n g n a m e : U : \ 1 9 3 8 0 7 2 2 9 \ d r a f t i n g \ 0 3 - D E S I G N \ 1 _ C A D \ 2 E X H I B I T S \ 1 9 3 8 0 7 2 2 9 - P l a n i n g Z o n e F i g u r e . d w g Xr e f s : , 1 9 3 8 0 7 2 2 9 X S P L , 1 9 3 8 0 7 2 2 9 X S X T , 1 9 3 8 0 7 2 2 9 B O R D E R , 1 9 3 8 0 7 2 2 9 X S N O TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A CO R C O R A N C I T Y P A R K I M P R O V E M E N T S 193807229 On e C a r l s o n P a r k w a y N , S u i t e 1 0 0 Pl y m o u t h , M N 5 5 4 4 7 ww w . s t a n t e c . c o m DA T E NO RE V I S I O N SDB JJE JJE MJS SKH PR O F E S S I O N A L E N G I N E E R MI N N E S O T A ST E V E N H E G L A N D 04 / 1 4 / 2 0 2 5 52 2 4 3 04 / 1 4 / 2 0 2 5 1 PE R M I T S E T FIG-1 SI T E L A Y O U T Z O N I N G F I G U R E N PROPOSED PLAYGROUND PROPOSED PARKING LOT PROPOSED BUILDING 50 FT OFFSET 100 FT OFFSET 50 FT OFFSET 100 FT OFFSET 100 FT OFFSET 0 FT OFFSET AT INTERNAL PROPERTY LINE PROPERTY LINE 136 C O U N T Y R O A D 1 0 PROJECT LOCATION CO U N T Y R O A D 1 1 6 COUNTY ROAD 50 COU N T Y R O A D 1 0 LARKIN RD CONSTRUCTION PLANS FOR CORCORAN CITY PARK IMPROVEMENTS OWNER: CITY OF CORCORAN 8200 COUNTY ROAD 116 CORCORAN, MN 55340 ENGINEER: STANTEC CONSULTING SERVICES INC. ONE CARLSON PARKWAY N. SUITE 100 PLYMOUTH, MN 55447 CONTACT: STEVE HEGLAND, P.E. PH: 763-479-5815 PROJECT LOCATION MAP NOT TO SCALE PROJECT LOCATION CITY: CORCORAN COUNTY: HENNEPIN CORCORAN CITY PARK CORCORAN, MN 55340 APRIL 2025 THIS PLAN SET CONTAINS 64 SHEETS SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E 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 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 , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 4 / 0 9 / 2 0 2 5 - 4 : 3 0 p m Dr a w i n g n a m e : \ \ U S 0 2 4 2 - P P F S S 0 1 \ S H A R E D _ P R O J E C T S \ 1 9 3 8 0 7 2 2 9 \ d r a f t i n g \ 0 3 - D E S I G N \ 1 _ C A D \ 3 P L A N S H E E T S \ 1 9 3 8 0 7 2 2 9 - G 0 0 1 . d w g Xr e f s : , 1 9 3 8 0 7 2 2 9 B O R D E R , 1 9 3 8 0 7 2 2 9 X S N O TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A CO R C O R A N C I T Y P A R K I M P R O V E M E N T S 193807229 DA T E NO R E V I S I O N SDB JJE JJE MJS SKH EN G I N E E R MI N N E S O T A ST E V E N H E G L A N D 04 / 1 1 / 2 0 2 5 5 2 2 4 3 04 / 1 1 / 2 0 2 5 1 P E R M I T S E T WARNING: THE CONTRACTOR SHALL BE RESPONSIBLE FOR CALLING FOR LOCATIONS OF ALL EXISTING UTILITIES. THEY SHALL COOPERATE WITH ALL UTILITY COMPANIES IN MAINTAINING THEIR SERVICE AND/OR RELOCATION OF LINES. THE CONTRACTOR SHALL CONTACT GOPHER STATE ONE CALL AT 651-454-0002 AT LEAST 48 HOURS IN ADVANCE (EXCLUDING THE DAY OF THE REQUEST AND EXCLUDING HOLIDAYS AND WEEKENDS) FOR THE LOCATIONS OF ALL UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. THE CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE WHEN DAMAGED DURING CONSTRUCTION AT NO COST TO THE OWNER. GOPHER STATE ONE CALL TWIN CITY AREA: 651-454-0002 TOLL FREE 1-800-252-1166 CALL BEFORE YOU DIG PROJECT DATUM HORIZONTAL: NAD83, 2011 ADJUSTMENT (NON HARN) HENNEPIN COUNTY COORDINATES SYSTEM , US FOOT VERTICAL: NAVD88 SHEET INDEX Sheet Number Sheet Title G-001 TITLE SHEET G-002 LEGEND G-003 GENERAL NOTES C-001 OVERALL EXISTING CONDITIONS AND REMOVALS C-002 EXISTING CONDITIONS AND REMOVALS C-003 EXISTING CONDITIONS AND REMOVALS C-004 EXISTING CONDITIONS AND REMOVALS C-005 EXISTING CONDITIONS AND REMOVALS C-101 OVERALL SITE PLAN C-102 SITE PLAN C-103 SITE PLAN C-103A SITE PLAN FULL PARKING LOT PAVING (ALTERNATE) C-104 SITE PLAN C-105 SITE PLAN C-201 SWPPP C-202 OVERALL EROSION CONTROL AND RESTORATION PLAN C-203 EROSION CONTROL AND RESTORATION PLAN C-204 EROSION CONTROL AND RESTORATION PLAN C-205 EROSION CONTROL AND RESTORATION PLAN C-206 EROSION CONTROL AND RESTORATION PLAN C-301 OVERALL GRADING PLAN C-302 PARKING LOT GRADING PLAN C-303 PARKING LOT GRADING PLAN C-304 PARKING LOT GRADING PLAN C-305 PARKING LOT GRADING PLAN C-401 UTILITY PLAN AND PROFILE C-501 OVERALL STORM SEWER PLAN C-502 STORM SEWER PLAN C-503 STORM SEWER PLAN C-504 STORM SEWER PROFILES C-505 STORM SEWER PROFILES C-506 DRAINTILE PLAN C-601 TRAIL GRADING PLAN AND PROFILE C-602 TRAIL GRADING PLAN AND PROFILE C-603 TRAIL GRADING PLAN AND PROFILE C-801 DETAILS C-802 DETAILS C-803 DETAILS C-804 DETAILS C-805 DETAILS C-806 DETAILS C-807 DETAILS C-808 DETAILS C-809 DETAILS C-810 DETAILS C-811 DETAILS C-812 DETAILS C-813 DETAILS S-101 BOARDWALK S-501 STRUCTURAL DETAILS E-001 ELECTRICAL SYMBOLS E-101 OVERALL ELECTRICAL SITE PLAN E-102 OVERALL ELECTRICAL SITE PLAN E-103 OVERALL ELECTRICAL SITE PLAN E-601 ELECTRICAL DETAILS E-602 ELECTRICAL DETAILS E-701 ELECTRICAL LINE DIAGRAM LS-100 OVERALL SITE PLAN LS-200 ENLARGEMENT PLAN - PLAYGROUND LS-400 PLANTING PLAN LS-401 PLANTING PLAN LS-500 LANDSCAPING DETAILS LS-501 LANDSCAPING DETAILS LS-502 LANDSCAPING DETAILS G-001 TI T L E S H E E T One Carlson Parkway N, Suite 100 Plymouth, MN 55447 www.stantec.com 13 7 EXISTING TOPOGRAPHIC SYMBOLS SURVEY LINES >>>> >>>>>>>>> >>>>>> l l l l l l l l l l l l l NEW UTILITY LINES CONCRETE CURB AND GUTTER GRADING INFORMATION 952 950 952 950 4:1 STORM SEWER CATCH BASIN STORM SEWER BEEHIVE CATCH BASIN STORM SEWER FLARED END SECTION CURB BOX FIRE HYDRANT MANHOLE WATER REDUCER VALVE NEW TOPOGRAPHIC SYMBOLS SANITARY CLEANOUT BOLLARD SANITARY OR STORM LIFT STATION RIP RAP DRAINAGE FLOW ABBREVIATIONS AD ALGEBRAIC DIFFERENCE BV BUTTERFLY VALVE BVCE BEGIN VERTICAL CURVE ELEVATION BVCS BEGIN VERTICAL CURVE STATION ℄CENTER LINE CL. CLASS CMP CORRUGATED METAL PIPE C.O. CHANGE ORDER DIP DUCTILE IRON PIPE EL/ELEV ELEVATION EVCE END VERTICAL CURVE ELEVATION EVCS END VERTICAL CURVE STATION EX EXISTING FES FLARED END SECTION F/F FACE TO FACE FM FORCE MAIN F.O. FIELD ORDER GV GATE VALVE HP HIGH POINT HWL HIGH WATER LEVEL INV INVERT K CURVE COEFFICIENT LP LOW POINT MH MANHOLE (SANITARY) NTS NOT TO SCALE NWL NORMAL WATER LEVEL PC POINT OF CURVE PCC COMPOUND CURVE PI POINT OF INTERSECTION ⅊PROPERTY LINE PPVC PERFORATED POLYVINYL CHLORIDE PIPE PRC POINT OF REVERSE CURVE PT POINT OF TANGENT PVC POLYVINYL CHLORIDE PIPE PVI POINT OF VERTICAL INTERSECTION R RADIUS RCP REINFORCED CONCRETE PIPE R/W RIGHT-OF-WAY SS STORM SEWER STRUCTURE STA STATION TCE TEMPORARY CONSTRUCTION EASEMENT TNH TOP NUT HYDRANT TYP TYPICAL VC VERTICAL CURVE WM WATER MAIN SANITARY SEWER SANITARY SERVICE STORM SEWER DRAINTILE STORM SEWER WATER MAIN WATER SERVICE BOUNDARY EXISTING EASEMENT LINE EXISTING RIGHT-OF-WAY EXISTING CONTOUR MINOR EXISTING CONTOUR MAJOR NEW CONTOUR MINOR NEW CONTOUR MAJOR NEW GRADING LIMITS / SLOPE LIMITS NEW SPOT ELEVATION EXISTING SPOT ELEVATION RUN:RISE (SLOPE) EXISTING NEW PEDESTRIAN RAMP STORM SEWER OUTLET STRUCTURE STORM SEWER OVERFLOW STRUCTURE STA:5+67.19 980.87 HATCH PATTERNS NEW DEMOLITION CONCRETE GRAVEL ASPHALT ROAD/DWY ASPHALT ROAD/DWY EXISTING CENTERLINE 744.40 743.21 745.47 743.78 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E 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 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 , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 4 / 0 9 / 2 0 2 5 - 4 : 3 0 p m Dr a w i n g n a m e : \ \ U S 0 2 4 2 - P P F S S 0 1 \ S H A R E D _ P R O J E C T S \ 1 9 3 8 0 7 2 2 9 \ d r a f t i n g \ 0 3 - D E S I G N \ 1 _ C A D \ 3 P L A N S H E E T S \ 1 9 3 8 0 7 2 2 9 - G 0 0 2 . d w g Xr e f s : , 1 9 3 8 0 7 2 2 9 B O R D E R TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A CO R C O R A N C I T Y P A R K I M P R O V E M E N T S 193807229 DA T E NO R E V I S I O N SDB JJE JJE MJS SKH EN G I N E E R MI N N E S O T A ST E V E N H E G L A N D 04 / 1 1 / 2 0 2 5 5 2 2 4 3 04 / 1 1 / 2 0 2 5 1 P E R M I T S E T STORM SEWER SANITARY SEWER WATERMAIN UNDERGROUND GAS LINE QUALITY LEVEL D COM UNDERGROUND COMMUNICATION LINE F/O F/O UNDERGROUND FIBER OPTIC LINE UNDERGROUND ELECTRIC LINE OHP OVERHEAD UTILITY LINE SANITARY MANHOLE CLEANOUT STORM SEWER MANHOLE STORM SEWER INLET FLARED END SECTION CURB STOP HYDRANT WATER VALVE EB TP WV DYH IRRIGATION CONTROL VALVE COMMUNICATIONS PEDESTAL TELEPHONE MANHOLE ELECTRICAL PEDESTAL ELECTRIC METER TRANSFORMER G-002 G-D E E WET FENCE - CHAIN LINK TREE LINE WETLAND EDGE UTILITY POLE ANCHOR CABLE LIGHT POLE STREET SIGN DECIDUOUS TREE SHRUB/PERENNIAL PLANT CONIFEROUS TREE BLEACHER BUILDING LE G E N D GRAVEL EROSION CONTROL EROSION CONTROL BLANKET ROCK CONSTRUCTION EXIT MNDOT SEEDMIX 25-151 ORNAMENTAL TREE MNDOT SEEDMIX 33-261 MNDOT SEEDMIX 35-242 13 8 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. WA S P R E P A R E D B Y M E 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 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 , S P E C I F I C A T I O N , O R R E P O R T AN D T H A T I A M A D U L Y L I C E N S E D UN D E R T H E L A W S O F T H E S T A T E O F PR I N T N A M E : SI G N A T U R E : DA T E : LI C . N O . CHECKED Pl o t D a t e : 0 4 / 0 9 / 2 0 2 5 - 4 : 3 0 p m Dr a w i n g n a m e : \ \ U S 0 2 4 2 - P P F S S 0 1 \ S H A R E D _ P R O J E C T S \ 1 9 3 8 0 7 2 2 9 \ d r a f t i n g \ 0 3 - D E S I G N \ 1 _ C A D \ 3 P L A N S H E E T S \ 1 9 3 8 0 7 2 2 9 - G 0 0 2 . d w g Xr e f s : , 1 9 3 8 0 7 2 2 9 B O R D E R TH E C O N T R A C T O R S H A L L V E R I F Y A N D B E R E S P O N S I B L E F O R A L L D I M E N S I O N S . D O N O T S C A L E T H E DR A W I N G - A N Y E R R O R S O R O M I S S I O N S S H A L L B E R E P O R T E D T O S T A N T E C W I T H O U T D E L A Y . TH E C O P Y R I G H T S T O A L L D E S I G N S A N D D R A W I N G S A R E T H E P R O P E R T Y O F S T A N T E C . R E P R O D U C T I O N OR U S E F O R A N Y P U R P O S E O T H E R T H A N T H A T A U T H O R I Z E D B Y S T A N T E C I S F O R B I D D E N . CI T Y O F C O R C O R A N , M I N N E S O T A CO R C O R A N C I T Y P A R K I M P R O V E M E N T S 193807229 DA T E NO R E V I S I O N SDB JJE JJE MJS SKH EN G I N E E R MI N N E S O T A ST E V E N H E G L A N D 04 / 1 1 / 2 0 2 5 5 2 2 4 3 04 / 1 1 / 2 0 2 5 1 P E R M I T S E T GENERAL NOTES TRAFFIC CONTROL NOTES EROSION CONTROL NOTES GRADING NOTES STORM SEWER NOTES DEWATERING NOTES PAVING, PAVEMENT MARKING, AND SIGNAGE NOTES 1. SEE GENERAL NOTES FOR ADDITIONAL PROJECT AND SITE INFORMATION. 2. CONTRACTOR SHALL COORDINATE CONSTRUCTION STAGING, ON OR OFFSITE, AS NECESSARY TO COMPLETE THE WORK. IF OFFSITE STAGING AREA IS REQUIRED, CONTRACTOR IS RESPONSIBLE TO FIND, OBTAIN, AND PAY FOR NECESSARY STAGING AREA AT NO ADDITIONAL COST TO THE OWNER. SUBMIT A STAGING PLAN TO THE ENGINEER FOR REVIEW BEFORE STARTING WORK. 3. CONTRACTOR RESPONSIBLE FOR ALL TRAFFIC CONTROL AND DETOURS. TRAFFIC CONTROL AND DETOURS MUST BE IN ACCORDANCE WITH THE LATEST EDITION OF THE MN MUTCD, INCLUDING LATEST FIELD MANUAL FOR TEMPORARY TRAFFIC CONTROL ZONE LAYOUTS. SUBMIT TRAFFIC CONTROL PLAN AND DETOUR PLAN TO HENNEPIN COUNTY AND ENGINEER FOR REVIEW BEFORE CONSTRUCTION RELATED ACTIVITIES. PLANS MUST COMPLY WITH APPLICABLE PERMIT REQUIREMENTS. CONTRACTOR MUST SCHEDULE WORK IMPACTING COUNTY ROAD 10 AND COUNTY ROAD 50 WITH THE CITY OF CORCORAN, HENNEPIN COUNTY AND ENGINEER. CLOSURES OR DETOURS MUST BE APPROVED BY CITY OF CORCORAN AND HENNEPIN COUNTY PRIOR TO STARTING WORK. 4. CONTRACTOR SHALL MAINTAIN TWO-WAY TRAFFIC ON COUNTY ROAD 50 AND COUNTY ROAD 10 AT ALL TIMES, UNLESS APPROVED BY THE ROAD AUTHORITY. 1. SEE GENERAL NOTES FOR ADDITIONAL PROJECT AND SITE INFORMATION. 2. PERIMETER CONTROL ALONG GRADING AREAS ARE SHOWN OFFSET FROM GRADING LIMITS FOR CLARITY. PERIMETER CONTROL IS TO BE INSTALLED AT THE GRADING LIMITS OR AS DIRECTED BY ENGINEER. 3. CONTRACTOR SHALL CONFORM TO AND CONDUCT INSPECTIONS IN ACCORDANCE WITH THE NPDES PERMIT AND SWPPP REQUIREMENTS. 4. BEFORE SITE DISTURBANCE AND AS REQUIRED AS CONSTRUCTION PROGRESSES, CONTRACTOR SHALL INSTALL, MAINTAIN, REPAIR, AND REPLACE EROSION PREVENTION MEASURES AND SEDIMENT CONTROL DEVICES (INLET PROTECTION, CONSTRUCTION ENTRANCE, SILT FENCE, EROSION CONTROL BLANKET, ETC.) IN ACCORDANCE WITH THE SWPPP, NPDES PERMIT, AND CITY, STATE, AND WATERSHED PERMITS. 5. ADDITIONAL EROSION CONTROL MEASURES MAY BE REQUIRED DEPENDING ON SITE CONDITIONS DURING CONSTRUCTION. COORDINATE WITH ENGINEER. 6. CONTRACTOR SHALL STABILIZE ALL EXPOSED SOIL AREAS WITHIN THE CONSTRUCTION LIMITS WITHIN 7 DAYS AFTER THE CONSTRUCTION ACTIVITY IN THAT PORTION OF THE SITE THAT HAS TEMPORARILY (WILL NOT RESUME FOR A PERIOD EXCEEDING 14 CALENDAR DAYS) OR PERMANENTLY CEASED. STABILIZATION MUST BE INITIATED PROMPTLY. 7. CONTRACTOR SHALL REMOVE ANY SEDIMENT THAT HAS TRACKED ONTO PAVED SURFACES BOTH ON AND OFFSITE WITHIN 24 HOURS AND AS DIRECTED BY ENGINEER. SWEEP STREET IN ACCORDANCE WITH CITY, COUNTY, STATE, AND NDPES PERMIT REQUIREMENTS. 8. CONTRACTOR SHALL COMPLETE CONCRETE WASH-OUT OFF-SITE OR PROVIDE SELF-CONTAINED CONCRETE READY MIX TRUCKS. 9. CONTRACTOR SHALL MINIMIZE DUST FROM CONSTRUCTION OPERATIONS BY PROVIDING WATER OR OTHER APPROVED METHOD ON A DAILY BASIS. 10. CONTRACTOR SHALL PHASE GRADING WORK TO MINIMIZE THE DURATION THAT DISTURBED SOIL IS EXPOSED. 11. CONTRACTOR SHALL LOCATE SOIL STOCKPILES NO LESS THAN 50 FEET FROM ROADWAYS, STORMWATER INLETS, PONDS, WETLANDS, DRAINAGE CHANNELS, AND OTHER SURFACE WATERS. IF REMAINING FOR MORE THAN 7 DAYS, STABILIZE THE STOCKPILES BY MULCHING, VEGETATED COVER, TARPS, OR OTHER MEANS IN ACCORDANCE WITH THE NPDES PERMIT. PLACE PERIMETER SEDIMENT CONTROLS AROUND STOCKPILES TO CONTROL EROSION. COVER TEMPORARY STOCKPILES LOCATED ON PAVED SURFACES IF LEFT FROM MORE THAN 24 HOURS. 12. CONTRACTOR SHALL REMOVE ALL EROSION CONTROL MEASURES AFTER SITE HAS BEEN STABILIZED AND VEGETATION IS ESTABLISHED AS DIRECTED BY ENGINEER. EROSION CONTROL MEASURES USED FOR CONSTRUCTION MUST NOT BE REMOVED UNTIL AUTHORIZED BY OWNER OR ENGINEER. 13. CONTRACTOR SHALL SUBMIT THE NOTICE OF TERMINATION AT THE COMPLETION OF THE PROJECT IN ACCORDANCE WITH THE NPDES PERMIT AND SWPPP REQUIREMENTS. 1. SEE GENERAL NOTES FOR ADDITIONAL PROJECT AND SITE INFORMATION. 2. PROPOSED CONTOURS ARE TO FINISHED SURFACE GRADE, UNLESS NOTED OTHERWISE. 3. THE SITE HAS NOT NECESSARILY BEEN DESIGNED TO BALANCE THE ON-SITE MATERIALS. SUITABLE OFFSITE IMPORT MATERIAL MAY BE NECESSARY TO ACHIEVE THE FINAL GRADES SHOWN ON THE DRAWINGS. CONTRACTOR SHALL COORDINATE WITH GEOTECHNICAL ENGINEER TO VERIFY IMPORT, FROM CONTRACTOR DETERMINED SOURCE, IS SUITABLE FOR USE. EXCESS MATERIAL, UNLESS NOTED OTHERWISE, IS THE PROPERTY OF THE CONTRACTOR AND IS TO BE MOVED AND DISPOSED OF OFFSITE IN ACCORDANCE WITH APPLICABLE LAWS. 4. CONTRACTOR SHALL PROVIDE POSITIVE DRAINAGE AND ENSURE NO PONDING IN PAVED AREAS. CONTRACTOR SHALL NOTIFY ENGINEER IN WRITING IF GRADING DISCREPANCIES ARE FOUND IN EXISTING OR PROPOSED GRADES PRIOR TO PLACEMENT OF PAVEMENT. OBSERVE PAVEMENT AREAS FOR EVIDENCE OF PONDING BEFORE PLACEMENT OF PAVEMENT TO ENSURE DRAINAGE IS ADEQUATE TO INTENDED AREA. 5. CONTRACTOR SHALL BACKFILL SUBGRADE AND TRENCH EXCAVATIONS PROMPTLY FOR PUBLIC SAFETY AND ACCESS TO DRIVEWAYS. 6. CONTRACTOR SHALL PROVIDE TOPSOIL, SEED/SOD AND MULCH IN ACCORDANCE WITH THE LANDSCAPE PLAN . 7. ALL DISTURBED PERVIOUS AREAS ARE TO RECEIVE 6 INCHES OF SALVAGED TOPSOIL IN ACCORDANCE WITH THE LANDSCAPE PLAN, UNLESS NOTED OTHERWISE. CONTRACTOR SHALL SALVAGE TOPSOIL BEFORE GRADING, AND STOCKPILE FOR RESPREADING. 8. EXISTING TOPSOIL ON SITE VARIES IN DEPTH. CONTRACTOR SHALL REMOVE SURFACE VEGETATION AND TOPSOIL AND OTHER LOOSE, SOFT OR OTHERWISE UNSUITABLE MATERIAL FROM THE IMPERVIOUS AREAS AND OTHER AREAS AS DIRECTED BY THE GEOTECHNICAL ENGINEER BEFORE PLACEMENT OF SUITABLE FILL MATERIAL. 9. CONTRACTOR SHALL EXCAVATE AND DISPOSE OF UNSUITABLE OR CONTAMINATED SOILS DISCOVERED ONSITE IN ACCORDANCE WITH APPLICABLE REGULATIONS AND AS DIRECTED BY GEOTECHNICAL ENGINEER. 10. CONTRACTOR IS RESPONSIBLE FOR MEETING GRADING/COMPACTION REQUIREMENTS OUTLINED IN THE GEOTECHNICAL REPORT AND SPECIFICATIONS FOR THE PROJECT. 11. CONTRACTOR SHALL CONSTRUCT/GRADE SIDEWALKS AND ACCESSIBLE ROUTES INCLUDING CROSSING DRIVEWAYS IN ACCORDANCE WITH CURRENT ADA STATE AND NATIONAL STANDARDS. NOTIFY ENGINEER IN WRITING IMMEDIATELY IF ADA CRITERIA CANNOT BE MET AT ANY LOCATION. 12. EXISTING SPOT ELEVATIONS AT MATCH POINTS ARE BASED ON INTERPOLATED POINT TO POINT SURVEY DATA. CONTRACTOR IS RESPONSIBLE FOR VERIFYING CONNECTION POINTS PRIOR TO INSTALLATION OF IMPROVEMENTS. CONTRACTOR SHALL NOTIFY ENGINEER IN WRITING IMMEDIATELY OF ANY FIELD DISCREPANCIES. CONTRACTOR IS RESPONSIBLE FOR MAKING NECESSARY ADJUSTMENTS IN THE FIELD FOR CONSTRUCTABILITY, REGULATORY COMPLIANCE (ADA), POSITIVE DRAINAGE, AND TO ENSURE SMOOTH TRANSITIONS TO FIELD CONDITIONS. CONTRACTOR IS RESPONSIBLE FOR REWORK OF A DISCREPANCY THAT IS NOT COMMUNICATED TO THE ENGINEER IN WRITING AT NO ADDITIONAL COST TO THE OWNER. 1. CONTRACTOR SHALL PROVIDE 10 FEET MINIMUM HORIZONTAL SEPARATION (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE/STRUCTURE) BETWEEN WATER LINES AND SANITARY OR STORM LINES AND STRUCTURES. 2. CONTRACTOR SHALL PROVIDE 24 INCH MINIMUM VERTICAL SEPARATION (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE/STRUCTURE) BETWEEN WATER LINES AND OTHER UTILITY LINES. PROVIDE INSULATION WHERE WATER, SANITARY, OR STORM UTILITIES CROSS. OFFSET WATERMAIN AND SERVICES AS NECESSARY. 3. CONTRACTOR SHALL VERIFY PIPE SIZE, MATERIAL, AND ELEVATION FOR CONNECTIONS. PROVIDE APPROPRIATE PIPES AND FITTINGS REQUIRED TO MAKE CONNECTIONS TO EXISTING INFRASTRUCTURE AS VERIFIED IN THE FIELD. 4. CONTRACTOR IS RESPONSIBLE FOR PROPERLY LOCATING AND INSTALLING CATCH BASINS SO THAT THE INLET FRAME AND GRATE PROPERLY ALIGN WITH CURB AND GUTTER. 5. PIPE LENGTH INDICATED BETWEEN STRUCTURES IS FROM CENTER OF STRUCTURE TO CENTER OF STRUCTURE UNLESS NOTED OTHERWISE. PIPE LENGTH INDICATED BETWEEN STRUCTURE AND FLARED END SECTION IS FROM CENTER OF STRUCTURE TO END OF FLARED END SECTION. 6. PIPE INVERT INDICATED AT FLARED END SECTION IS AT THE END OF THE FLARED END SECTION. 7. A FLEXIBLE COMPRESSION JOINT MUST BE USED TO MAKE WATERTIGHT CONNECTIONS TO ALL MANHOLES. RESILIENT RUBBER JOINTS MEETING ASTM C923 MAY BE USED. SEE DETAIL 16 ON SHEET C-807. (INCIDENTAL) 8. PROVIDE ALL FITTINGS (BENDS, WYES, TEES, COUPLINGS, ETC.) AS NECESSARY FOR PROPOSED DRAINTILE AND PVC STORM SEWER. (INCIDENTAL) 1. CONTRACTOR SHALL ANTICIPATE GROUND WATER. NO BID ITEM HAS BEEN PROVIDED FOR DEWATERING AS ALL DEWATERING WORK NECESSARY FOR CONSTRUCTION WILL BE CONSIDERED INCIDENTAL TO OTHER WORK. 2. CONTRACTOR SHALL OBTAIN APPLICABLE REQUIRED PERMITS (INCLUDING MN DNR WATER APPROPRIATION PERMIT) AND SUBMIT DEWATERING PLAN TO ENGINEER FOR REVIEW. DEWATERING MUST MEET PERMIT REQUIREMENTS AND BE ACCEPTED BEFORE STARTING CONSTRUCTION ACTIVITIES. 3. CONTRACTOR MUST DEWATER IN ACCORDANCE WITH THE PROJECT SWPPP AND NPDES PERMIT. 4. CONTRACTOR MUST DISCHARGE TURBID OR SEDIMENT-LADEN WATER RELATED TO DEWATERING OR BASIN DRAINING (E.G. PUMPED DISCHARGES, TRENCH/DITCH CUTS FOR DRAINAGE) TO A TEMPORARY OR PERMANENT SEDIMENTATION BASIN ON THE PROJECT SITE UNLESS INFEASIBLE. CONTRACTOR MAY DISCHARGE FROM THE TEMPORARY OR PERMANENT SEDIMENTATION BASINS TO THE SURFACE WATERS IF THE BASIN WATER HAS BEEN VISUALLY CHECKED TO ENSURE ADEQUATE TREATMENT HAS BEEN OBTAINED IN THE BASIN AND THAT NUISANCE CONDITIONS (SEE MINNESOTA RULES CHAPTER 7050.0210, SUBPART 2) WILL NOT RESULT FROM THE DISCHARGE. IF THE WATER CANNOT BE DISCHARGED TO A SEDIMENTATION BASIN PRIOR TO ENTERING THE SURFACE WATER, IT MUST BE TREATED WITH THE APPROPRIATE BMPs (E.G. SILT BAGS), SUCH THAT THE DISCHARGE DOES NOT ADVERSELY AFFECT THE RECEIVING WATER OR DOWNSTREAM PROPERTIES. IF THE CONTRACTOR MUST DISCHARGE WATER THAT CONTAINS OIL OR GREASE, THE CONTRACTOR MUST USE AN OIL-WATER SEPARATOR OR SUITABLE FILTRATION DEVICE (E.G. CARTRIDGE FILTERS, ABSORBENTS PADS) PRIOR TO DISCHARGING THE WATER. THE CONTRACTOR MUST ENSURE THAT DISCHARGE POINTS ARE ADEQUATELY PROTECTED FROM EROSION AND SCOUR. THE DISCHARGE MUST BE DISPERSED OVER NATURAL ROCK RIPRAP, SANDBAGS, PLASTIC SHEETING, OR OTHER ACCEPTED ENERGY DISSIPATION MEASURES. 5. CONTRACTOR MUST DISCHARGE WATER FROM DEWATERING OR BASIN-DRAINING ACTIVITIES IN A MANNER THAT DOES NOT CAUSE NUISANCE CONDITIONS, EROSION IN RECEIVING CHANNELS OR ON DOWN SLOPE PROPERTIES, OR INUNDATION IN WETLANDS CAUSING SIGNIFICANT ADVERSE IMPACT TO THE WETLAND. 6. IF THE CONTRACTOR IS USING FILTERS WITH BACKWASH WATER, THE CONTRACTOR MUST HAUL THE BACKWASH WATER AWAY FOR DISPOSAL, RETURN THE BACKWASH WATER TO THE BEGINNING OF THE TREATMENT PROCESS, OR INCORPORATE THE BACKWASH WATER INTO THE SITE IN A MANNER THAT DOES NOT CAUSE EROSION. THE CONTRACTOR MAY DISCHARGE BACKWASH WATER TO THE SANITARY SEWER IF PERMISSION IS GRANTED BY THE SANITARY SEWER AUTHORITY. THE CONTRACTOR MUST REPLACE AND CLEAN THE FILTER MEDIA USED IN DEWATERING DEVICES WHEN REQUIRED TO RETAIN ADEQUATE FUNCTION. 1. CONSTRUCTION AND MATERIALS WITHIN PUBLIC RIGHT-OF-WAY MUST BE IN ACCORDANCE WITH LOCAL OR COUNTY SPECIFICATIONS AND STANDARDS. MN/DOT SPECIFICATIONS AND STANDARDS APPLY IF NOT COVERED BY LOCAL OR COUNTY REGULATIONS. 2. SIGNS, PAVEMENT MARKINGS, AND OTHER TRAFFIC CONTROL DEVICES MUST BE IN ACCORDANCE WITH THE MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES (MnMUTCD) AND CITY OF CORCORAN AND HENNEPIN COUNTY STANDARDS. 3. CONTRACTOR SHALL FURNISH ALL PAVEMENT MARKINGS FOR ROADWAYS, STOP BARS, TURN ARROWS, SIGNS AND MISCELLANEOUS STRIPING WITHIN THE PROJECT AREA AS SHOWN ON THE PLANS. 4. EXACT LOCATION OF PAVEMENT MARKINGS TO BE FIELD LOCATED BY ENGINEER. 5. THE ROAD/PAVEMENT SURFACE SHALL BE CLEANED AT THE DIRECTION OF THE ENGINEER JUST PRIOR TO APPLICATION. PAVEMENT CLEANING SHALL CONSIST OF AT LEAST BRUSHING WITH A ROTARY BROOM (NON-METALLIC) OR AS RECOMMENDED BY THE MATERIAL MANUFACTURER AND ACCEPTABLE TO THE ENGINEER. (INCIDENTAL) 6. CONTRACTOR IS REQUIRED TO WAIT THE REQUIRED TIME IN ACCORDANCE WITH THE PAVEMENT MARKING MANUFACTURER'S REQUIREMENTS AFTER FINAL PAVEMENT LIFT TO APPLY STRIPING ON NEW PAVEMENT. THE PAVEMENT MARKING APPLICATION SHALL IMMEDIATELY FOLLOW THE PAVEMENT CLEANING. 7. OPERATIONS SHALL BE CONDUCTED ONLY WHEN THE ROAD PAVEMENT SURFACE TEMPERATURES ARE 50 DEGREES FAHRENHEIT OR GREATER PER MANUFACTURES REQUIREMENTS. 8. CONTRACTOR SHALL MAINTAIN STOP SIGNS, SPEED LIMIT SIGNS AND STREET NAME SIGNS AT ALL TIMES DURING CONSTRUCTION. 9. SEE MN/DOT STANDARD SIGN MANUAL FOR PUNCHING CODE AND DETAILED DRAWINGS OF TYPE "C" AND TYPE "D" SIGN PANELS. 10. SEE MN/DOT MINNESOTA MANUAL ON UNIFORM TRAFFIC CONTROL DEVICES PART II FOR DETAILS OF TRAFFIC SIGN INSTALLATION. 11. SQUARE TUBULAR SIGN POSTS SHALL CONFORM TO MN/DOT SPEC 3402. 12. MINIMUM VERTICAL CLEARANCE IS 7 FOOT. SEE MMUTCD FOR DETAILS. 13. SIGNS SHALL INCLUDE NUMBER AND SIZE OF POSTS IN ACCORDANCE WITH MN/DOT WIND LOADING CHART FOR SIGNS ON SQUARE TUBE POSTS. 14. MOUNT SIGNS IN ACCORDANCE WITH SQUARE TUBE SIGN MOUNTING DETAILS SHEET. 15. SIGN THICKNESS SHALL BE IN ACCORDANCE WITH MN/DOT SPEC 3352. 1. EXISTING CONDITIONS SHOWN ARE FROM A COMBINATION OF TOPOGRAPHIC SURVEY AND LIDAR DATA COMPLETED BY STANTEC DATED JULY 26, 2024. EXISTING FEATURES MAY NOT BE EXACT TO THEIR LOCATION. CONTRACTOR RESPONSIBLE FOR VERIFYING THE CONDITIONS OF THE SITE AND MUST IMMEDIATELY NOTIFY THE ENGINEER OF DISCREPANCIES OR VARIATIONS FROM THE DRAWINGS. 2. SUBSURFACE UTILITY INFORMATION IN THIS PLAN IS UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF CI/ASCE 38-2 ENTITLED “STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA”. EXACT LOCATION/DEPTH OF SUBSURFACE UTILITIES SUCH AS GAS, TELEPHONE, FIBER OPTIC, SEWER, WATER, PIPELINES, ELECTRICAL, AND CABLE TV ARE UNKNOWN AND THE INFORMATION IS NOT TO BE RELIED ON AS BEING EXACT OR COMPLETE. 3. CONTRACTOR RESPONSIBLE FOR CONTACTING GOPHER STATE ONE CALL (1-800-252-1166) A MINIMUM OF 48 HOURS IN ADVANCE (EXCLUDING THE DAY OF THE REQUEST AND EXCLUDING HOLIDAYS AND WEEKENDS) BEFORE STARTING WORK FOR LOCATIONS OF UNDERGROUND UTILITIES. 4. CONTRACTOR SHALL ANTICIPATE PRIVATE UTILITY CONFLICTS THROUGHOUT THE PROJECT SUB CUT AND TRENCH AREAS AND MUST COORDINATE THE RELOCATION OR PROTECTION OF EXISTING UTILITIES, OR INSTALLATION OF NEW UTILITIES WITH UTILITY OWNERS THAT MAY HAVE BURIED OR AERIAL UTILITIES WITHIN OR NEAR THE CONSTRUCTION AREA BEFORE STARTING WORK. COSTS FOR SUCH WORK, INCLUDING EXTRA TIME AND EFFORT FOR PROVISIONS NECESSARY TO WORK AROUND OR UNDER UTILITIES, IS THE RESPONSIBILITY OF THE CONTRACTOR WITH NO ADDITIONAL COST TO THE OWNER. FEES OR CHARGES WHICH ARE TO BE PAID TO THE UTILITY COMPANY, INCLUDING WORK THAT MUST BE PERFORMED BY THE UTILITY COMPANY, ARE AT NO ADDITIONAL COST TO THE OWNER. 5. QUANTITIES ARE APPROXIMATE, AND MAY VARY TO ALLOW COMPLETION OF WORK. 6. WORK AND MATERIALS MUST COMPLY WITH CITY, COUNTY, STATE, AND FEDERAL (INCLUDING OSHA) REGULATIONS AND CODES. 7. CONTRACTOR SHALL COORDINATE WORK WITH OTHER CONTRACTORS PERFORMING WORK AT OR NEAR THE SITE. 8. CONTRACTOR SHALL COORDINATE AND MAINTAIN ACCESS TO ADJACENT PROPERTIES THROUGHOUT CONSTRUCTION. 9. CONTRACTOR SHALL COORDINATE AND MAINTAIN MAIL, GARBAGE, AND RECYCLING SERVICES TO PROPERTIES THROUGHOUT CONSTRUCTION. 10. CONTRACTOR SHALL COORDINATE AND MAINTAIN STORMWATER DRAINAGE CONVEYANCE THROUGHOUT CONSTRUCTION (BOTH PIPED AND OVERLAND FLOW). 11. CONTRACTOR SHALL COORDINATE AND MAINTAIN UTILITY SERVICES TO ADJACENT PROPERTIES AT ALL TIMES. UTILITY SERVICE MUST NOT BE INTERRUPTED WITHOUT APPROVAL FROM OWNER AND ADJACENT PROPERTIES AND THE CITY. 12. CONTRACTOR SHALL COORDINATE WITH UTILITY SERVICES FOR SMALL UTILITY INSTALLATION. 13. CONSTRUCTION LIMITS ARE TO LIMITS SHOWN UNLESS NOTED OTHERWISE. CONTRACTOR SHALL RESTRICT CONSTRUCTION ACTIVITIES TO AREAS DESIGNATED ON PLANS WITHIN THE CONSTRUCTION LIMITS. 14. CONTRACTOR SHALL PRESERVE AND PROTECT EXISTING PAVEMENT, SITE FEATURES, UTILITIES, TREES, ETC., UNLESS NOTED OR SHOWN OTHERWISE. 15. EXISTING PAVEMENT AND SITE CONDITIONS HAVE BEEN DOCUMENTED, AND ANY DAMAGE TO THE EXISTING PAVEMENT, CURBING, STRIPING, OR OTHER SITE FEATURE TO REMAIN MUST BE REPLACED BY THE CONTRACTOR, TO OWNER'S SATISFACTION, AT NO ADDITIONAL COST TO THE OWNER. 16. CONTRACTOR SHALL TAKE ALL PRECAUTIONS NECESSARY TO AVOID PROPERTY DAMAGE TO ADJACENT PROPERTIES DURING CONSTRUCTION AND WILL BE HELD SOLELY RESPONSIBLE FOR ANY DAMAGES. 17. CONTRACTOR MUST IMMEDIATELY NOTIFY THE OWNER AND ENGINEER OF DISCREPANCIES OR CONFLICTS IN THE CONTRACT DOCUMENTS BEFORE COMMENCING WORK. NO FIELD CHANGES OR DEVIATIONS ARE TO BE MADE WITHOUT PRIOR APPROVAL FROM THE OWNER AND ENGINEER. FAILURE TO NOTIFY OWNER AND ENGINEER OF AN IDENTIFIABLE CONFLICT BEFORE PROCEEDING WITH INSTALLATION RELIEVES OWNER OF ANY OBLIGATION TO PAY FOR A RELATED CHANGE ORDER. 18. CONTRACTOR SHALL HAVE ONE COPY OF EACH REQUIRED CONSTRUCTION PERMIT AND ONE COPY OF THE MOST CURRENT AND COMPLETE SET OF CONSTRUCTION DOCUMENTS (INCLUDING PLANS, SPECIFICATIONS, GEOTECHNICAL REPORT AND SPECIAL CONDITIONS AND PROVISIONS) AVAILABLE AT THE PROJECT SITE AT ALL TIMES. 19. CONTRACTOR SHALL BE FULLY RESPONSIBLE FOR IMPLEMENTATION AND ENFORCEMENT OF SAFE WORK PRACTICES, INCLUDING, BUT NOT LIMITED TO PERONNEL MONITORING, USE OF TRENCHING, SHEETING, AND SHORING, SCAFFOLDING; MATERIALS HANDLING AND DRILLING; OPERATION OF EQUIPMENT; AND SAFETY OF PUBLIC DURING PROGRESS OF WORK. 20. CONTRACTOR SHALL PLAN FOR AND ENSURE PERSONNEL COMPLY WITH BASIC PROVISIONS OF OSHA SAFETY AND HEALTH STANDARDS (29 CFR 1910) AND GENERAL CONSTRUCTION STANDARDS (29 CFR 1926) AS APPROPRIATE. 21. CONTRACTOR SHALL BE RESPONSIBLE FOR INITIATING, MAINTAINING, AND SUPERVISING SAFETY PRECAUTIONS AND PROGRAMS IN CONNECTION WITH WORK. CONTRACTOR SHALL TAKE NECESSARY PRECAUTIONS FOR SAFETY OF EMPLOYEES ON PROJECT SITE AND OTHER PERSONS AND ORGANIZATIONS WHO MAY BE AFFECTED BY THE PROJECT. CONTRACTOR'S DUTIES AND RESPONSIBILITIES FOR SAFETY IN CONNECTION WITH WORK SHALL CONTINUE UNTIL SUCH TIME AS ALL WORK IS COMPLETED, AND ENGINEER HAS ISSUED NOTICE TO CONTRACTOR THAT WORK IS COMPLETE. . 22. HAZARDOUS MATERIALS, INCLUDING BUT NOT LIMITED TO OIL, GASOLINE, PAINT AND ANY HAZARDOUS SUBSTANCE MUST BE PROPERLY STORED, BY THE CONTRACTOR, INCLUDING SECONDARY CONTAINMENTS, TO PREVENT SPILLS, LEAKS OR OTHER DISCHARGE. RESTRICTED ACCESS TO STORAGE AREAS MUST BE PROVIDED TO PREVENT VANDALISM. STORAGE AND DISPOSAL OF HAZARDOUS WASTE MUST BE IN COMPLIANCE WITH MCPA REGULATIONS. CONTRACTOR SHALL REMOVE SPILL OF FUELS, OILS, OR OTHER CHEMICALS IMMEDIATELY UPON DETECTION. REMOVAL / DEMOLITION NOTES 1. SEE GENERAL NOTES FOR ADDITIONAL PROJECT AND SITE INFORMATION. 2. CONTRACTOR SHALL OBTAIN PERMITS REQUIRED FOR DEMOLITION, REMOVAL AND DISPOSAL. 3. CONTRACTOR SHALL REVIEW FEATURES NOT SPECIFICALLY IDENTIFIED ON PLAN FOR SALVAGE OR REMOVAL THAT CONFLICT WITH CONSTRUCTION WITH THE ENGINEER. 4. MATERIALS REMOVED/DEMOLISHED BY CONTRACTOR BECOME PROPERTY OF THE CONTRACTOR, UNLESS OTHERWISE NOTED. CONTRACTOR SHALL LOAD AND HAUL MATERIAL OFF-SITE AND PROPERLY DISPOSE OF MATERIALS IN ACCORDANCE WITH APPLICABLE REGULATIONS. CONTRACTOR MUST LEAVE THE SITE IN A CONDITION TO THE SATISFACTION OF THE OWNER AND ENGINEER. 5. CONTRACTOR SHALL SAWCUT FULL DEPTH AT PAVEMENT REMOVAL LIMITS AND AS NECESSARY TO CREATE A SMOOTH FIT/TRANSITION ALONG MATCHING PAVEMENT AREAS. 6. CONTRACTOR SHALL COORDINATE UTILITY REMOVAL WORK WITH APPROPRIATE UTILITY OWNER. 7. CONTRACTOR SHALL SALVAGE AND REINSTALL STREET AND TRAFFIC SIGNS IN CONFLICT WITH CONSTRUCTION ACTIVITIES AS NOTED OR AS DIRECTED BY ENGINEER. IF SIGNS ARE DAMAGED DURING CONSTRUCTION, CONTRACTOR REQUIRED TO PROVIDE NEW SIGNS AT NO ADDITIONAL COST TO THE OWNER. 8. IN THE EVENT THAT UNKNOWN CONTAINERS OR TANKS ARE ENCOUNTERED, THE CONTRACTOR MUST CONTACT THE ENGINEER IMMEDIATELY. ALL CONTAINERS OR TANKS MUST BE DISPOSED OF PROPERLY AT A REGULATED/PERMITTED FACILITY. 9. CONTRACTOR SHALL REVIEW ALL TREE REMOVALS WITH THE OWNER AND ENGINEER PRIOR TO REMOVAL OPERATIONS. 10. CLEARING AND GRUBBING OPERATIONS MUST COMPLY WITH THE FOLLOWING: A. PROTECT ALL TREES AND PLANTS NOT DESIGNATED FOR REMOVAL. B. CONDUCT OPERATIONS IN SUCH A MANNER THAT DOES NOT DAMAGE PROTECTED TREES AND VEGETATION OUTSIDE THE CONSTRUCTION LIMITS. C. CUT, REMOVE, AND DISPOSE OF TREES, BRUSH, SHRUBS, WINDFALLS, LOGS, STUMPS, ROOTS, FALLEN TIMBER, AND OTHER VEGETATION. D. BACKFILL DEPRESSIONS WITH NATIVE SOILS OR SUITABLE FILL MATERIAL AS REQUIRED BY DESIGN OR AS DIRECTED BY THE GEOTECHNICAL ENGINEER AND COMPACT BACKFILL AS DIRECTED. E. DISPOSE OF DEBRIS IN ACCORDANCE WITH APPLICABLE REGULATIONS. F. CONSIDER BENEFICIAL USE DESIGNATIONS FOR UNADULTERATED WOOD, WOOD CHIPS, BARK AND SAWDUST. G.NO BURYING OF CLEARED AND GRUBBED WASTE WITHIN THE CONSTRUCTION LIMITS. WATERMAIN NOTES 1. ALL DUCTILE IRON PIPE AND FITTINGS SHALL BE WRAPPED IN 8 MIL POLYETHYLENE. 2. WATERMAIN TO MAINTAIN A MINIMUM DEPTH OF 7.5' OF COVER UNLESS OTHERWISE NOTED. OVER-DEPTH INCIDENTAL. 3. ALL HYDRANT LEADS SHALL BE 6" DIP. 4. CONTRACTOR SHALL INSTALL HYDRANT EXTENSIONS AS NECESSARY WHERE WATERMAIN HAS BEEN LOWERED TO AVOID CONFLICTS WITH OTHER UTILITIES. 5. ALL HYDRANTS AND VALVES SHALL BE EQUIPPED WITH STAINLESS STEEL BOLTS. 6. ALL WATERMAIN FITTINGS FITTINGS SHALL USE COR-BLUE OR EQUIVALENT FLUOROCARBON COATED BOLTS. 7. MAINTAIN A MINIMUM 24" SEPARATION BETWEEN ALL UTILITY CROSSINGS. 8. INSTALL TRACER WIRE IN CONFORMANCE WITH THE SPECIFICATIONS ALONG ALL PVC WATERMAIN PIPE. 9. WATERMAIN PROFILE IS SCHEMATICALLY SHOWN. 8' TO TOP OF PIPE IS PREFERRED, BUT MAY BE ADJUSTED TO AVOID UTILITY CONFLICTS. SANITARY SEWER NOTES 1. ALL GRAVITY SEWER SHALL BE PVC SDR 35 FOR DEPTHS LESS THAN 16 FEET, USE SDR 26 FOR DEPTHS GREATER THAN 16' AND LESS THAN 25', USE C-900 FOR DEPTHS GREATER THAN 25' UNLESS NOTED OTHERWISE. 2. CONTRACTOR SHALL PROVIDE 10 FEET MINIMUM HORIZONTAL SEPARATION (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE/STRUCTURE) BETWEEN WATER LINES AND SANITARY OR STORM LINES AND STRUCTURES. HORIZONTAL/VERTICAL CONTROL NOTES 1. THE HORIZONTAL CONTROL FOR THIS PLAN IS NAD83, 2011 ADJUSTMENT (NON HARN) HENNEPIN COUNTY COORDINATES SYSTEM US FOOT 2. THE VERTICAL CONTROL FOR THIS PLAN IS NAVD88 G-003 GE N E R A L N O T E S 13 9 llllllll l l l l l l lll l l 955 960960 953 953 954954 956 956 957 957 958 958 959959961961962962963963964964 955 955960 954 954956 956 957 957 958 958 959 959 961 95 0 95 5 94 7 9 4 8 94 9 951 952 9 5 3 9 5 4 9 5 6 95 7 9 5 8 95 0 95 0 955 955 95 5 955 95 5 960 960 9 6 0 95 1 95 1 95 2 952 9 5 3 953 95 3 95 3 953 954 95 4 954 954 9 5 4 956 9 5 6 95 6 957 95 7 95 7 958 9 5 8 9 5 8 9 5 9 959 9 5 9 961 96 1 9 6 2 96 2 95 0 94 7 948 94 9 951 95 2 950 946 947 948949 951952 95 3 954 9 5 5 9 5 1 95 1 952 9 5 2 953 95 3 954 9 5 4 9 5 6 9 5 7 9 5 8 9 5 9 955 960 952 953 954 956957958959 961962 950 95 5 9 5 5 955 960 949 951 952 953 95 4 956 9 5 6 95 6 957 9 5 7 95 7 958 959 961962 95 5 96 0 95 4 95 6 95 7 95 8 95 9 96 1 95 5 96 0 96 5 95 695 795 895 9 96 196 296 396 4 96 6 950 94894995 19529 5 3 950 95 0 95 5 951 951 952 952 953 953 954 9 5 6 9 5 7 95 8 9 5 5 9 5 2 9 5 3 9 5 4 95 6 9 5 7 95 5 956 957 950 955 960 949 951 952 953 954 956 957 958959 961 962 963 950 955 949 951 95 2 95 3 954 95 6 957 9 6 0 956 9 5 6 9 5 7 95 8 9 5 9 9 6 1 9 6 2 9 5 5 9 6 0 9549 5 4 95 6 95 7 9 5 8 9 5 9 96 1 9 6 2 9 4 6 9 4 7 9 4 8 9 4 9 953 953 954 954 960 957 958 959 960 957 9 5 8 959 96 2 963964 950 955948949951952953954 956 957 950 949951952953 961 962 963 964 9 6 0 9 5 6 95 7 95 8 9 5 9 9 6 1 961 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-001 1. SEE SHEET G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES OV E R A L L E X I S T I N G C O N D I T I O N S A N D RE M O V A L S C-004 C-002C-003 C-005 14 0 llllllllllllllllllllllllll l l l l l l l l l l l l l l l l l l l l llllll l l l l l CLEAR AND GRUB TREE (TYP.) PROTECT ALL TREES NOT MARKED FOR REMOVAL SALVAGE AND REINSTALL FLARED END SECTION AS NEEDED FOR INSTALLATION OF UTILITIES (INCIDENTAL) CLEAR AND GRUB TREE (TYP.) SALVAGE AND REINSTALL LIGHT POLE SALVAGE AND REINSTALL HYDRANT REMOVE SANITARY SEWER SALVAGE AND RESPREAD GRAVEL ROW 960 956 957 958 959 961962963964 955 955 960 954 954 956 956 957 957 958 958 959 959 961 95 5 96 0 95 4 95 6 95 7 95 8 95 9 96 1 9 6 0 96 5 95 9 96 1 96 2 96 3 96 4 96 6 950 948949 95 1 952 9 5 3 950 950 95 5 95 1 951 952 952 953 953 954 9 5 6 957 95 8 9 5 5 9 5 2 9 5 3 9 5 4 95 6 9 5 7 95 5 956 957 950 955 949 951 952 953 954 956 957 958 959 95 0 955 949 951 95 2 95 3 954 95 6 957 960 957 958 959 960 957 9 5 8 959963964 961 962 963 964 9 6 0 9 5 6 95 7 95 8 9 5 9 PROTECT SANITARY SERVICE SALVAGE AND REINSTALL BLEACHERS AS NECESSARY FOR INSTALLATION OF UTILITIES (INCIDENTAL) PROTECT DRINKING FOUNTAIN AND CONCRETE PAD PROTECT LIGHT POLE PROTECT DUGOUT FENCE AND BENCH SALVAGE AND REINSTALL FENCE AS NEEDED FOR INSTALLATION OF UTILITIES (INCIDENTAL) PROTECT BALL FIELD FENCE PROTECT TREE (TYP.) REMOVE WOODEN BOLLARDS AS REQUIRED FOR UTILITY CONSTRUCTION (INCIDENTAL) REMOVE GRAVEL SURFACING (INCIDENTAL) SALVAGE AND REINSTALL SIGN AT LOCATION DIRECTED BY THE ENGINEER REMOVE REDUCER AND 6" GV (INCIDENTAL) SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-002 1. SEE SHEET G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES EX I S T I N G C O N D I T I O N S A N D R E M O V A L S SEE SHEET C-005 SE E S H E E T C - 0 0 3 14 1 REMOVE OR SALVAGE GRAVEL SURFACING (INCIDENTAL) REMOVE LIGHT POLE CLEAR AND GRUB TREE (TYP.) PROTECT ALL TREES NOT MARKED FOR REMOVAL REMOVE/ABANDON AND CAP UNDERGROUND ELECTRIC AS REQUIRED FOR CONSTRICTION (INCIDENTAL) REMOVE SIGNS CLEAR AND GRUB TREE (TYP.) REMOVE CULVERT CLEAR AND GRUB AREA MARKED BY ENGINEER REMOVE GRAVEL SURFACING (INCIDENTAL) WETLAND EDGE (TYP.) WETLAND EDGE (TYP.) ROW ROW CLEAR AND GRUB AREA MARKED BY ENGINEER 955 960 953 953 954954 956 957 958 959 961 962 963 964 964 95 0 95 5 94 7 9 4 8 94 9 951 952 9 5 3 9 5 4 9 5 6 95 7 9 5 8 95 0 95 0 955 955 95 5 95 5 960 960 9 6 0 95 1 95 1 95 2 952 9 5 3 953 95 3 95 3 95 4 954 954 9 5 4 956 9 5 6 95 6 957 957 95 7 958 9 5 8 9 5 8 9 5 9 959 9 5 9 961 96 1 9 6 2 96 2 955 960 952 953 954 956 957 958 959 961 962 95 5 96 0 95 4 95 6 95 7 95 8 95 9 96 1 95 5 96 0 96 5 95 6 95 7 95 8 95 9 96 1 96 2 96 3 96 4 96 6 953 953 954 954 96 2 963 964 950 955948 949 951 952 953 954 956 957 950 949 951952953 961 962 963 964 9 6 0 9 5 6 95 7 95 8 9 5 9 9 6 1 961 REMOVE BALL FIELD FENCE ROW PROTECT SIGN SALVAGE AND REINSTALL SIGN AS NECESSARY FOR UTILITY CONSTRUCTION (INCIDENTAL) SALVAGE SIGN AND PLACE ONSITE AT LOCATION DIRECTED BY THE CITY SALVAGE AND REINSTALL SIGN DRAINTILE TO REMAIN REMOVE DRAINTILE (FIELD VERIFY LOCATION) SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-003 1. SEE SHEET G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES EX I S T I N G C O N D I T I O N S A N D R E M O V A L S SEE SHEET C-004 SE E S H E E T C - 0 0 2 14 2 CLEAR AND GRUB AREA MARKED BY ENGINEER REMOVE CULVERT REMOVE GRAVEL SURFACING (INCIDENTAL) WETLAND EDGE (TYP.) WETLAND EDGE (TYP.) CLEAR AND GRUB AREA MARKED BY ENGINEER 95 95 5 955 960 95 3 9 953 954 95 4 954 9 5 6 95 7 9 5 8 9 5 9 96 1 9 6 2 96 2 95 0 94 7 948 94 9 951 95 2 950 946 947 948 949 951 952 95 3 954 9 5 5 9 5 1 95 1952 9 5 2 953 9 5 3 954 9 5 4 9 5 6 9 5 7 9 5 8 950 95 5 949 951 952 953 95 4 95 6 9 5 7 95 7 9 4 6 9 4 7 9 4 8 9 4 9 953 953 954 954 REMOVE BALL FIELD FENCE PROTECT BALL FIELD FENCE AND DUGOUT REMOVE BALL FIELD FENCE CLEAR AND GRUB TREE (TYP.) EXISTING DRAINTILE, APPROXIMATE LOCATION (NOT FIELD VERIFIED) DRAINTILE TO REMAIN REMOVE DRAINTILE (FIELD VERIFY LOCATION) REMOVE GRAVEL SURFACING (INCIDENTAL) PROTECT BALL FIELD FENCE SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-004 1. SEE SHEET G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES EX I S T I N G C O N D I T I O N S A N D R E M O V A L S SEE SHEET C-003 SE E S H E E T C - 0 0 5 14 3 REMOVE PLAYGROUND ROW REMOVE CHAIN LINK FENCE TO NEAREST POST CLEAR AND GRUB AREA MARKED BY ENGINEER 9 5 5 9 5 1 95 1952 9 5 2 953 9 5 3 9 5 4 9 5 6 9 5 7 9 5 8 9 5 9 95 5 9 5 5 955 960 952 953 95 4 956 9 5 6 95 6 957 9 5 7 95 7 958 959 961 962 950 955 960 949 951 952 953 954 956 957 958 959 961 962 963 950 955 949 951 95 2 95 3 954 95 6 957 9 6 0 956 9 5 6 9 5 7 95 8 9 5 9 9 6 1 9 6 2 9 5 5 9 6 0 9549 5 4 95 6 95 7 9 5 8 9 5 9 96 1 9 6 2 953 953 954 REMOVE BALL FIELD FENCE REMOVE TENNIS COURT AND FENCING SAWCUT AND REMOVE BITUMINOUS PAVEMENT CLEAR AND GRUB TREE (TYP.) PROTECT BALL FIELD FENCE REMOVE GRAVEL SURFACING (INCIDENTAL) REMOVE GRAVEL SURFACING (INCIDENTAL) SALVAGE AND REINSTALL SIGN AT LOCATION DIRECTED BY THE ENGINEER REMOVE BITUMINOUS PAVEMENT PROTECT CULVERT SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-005 1. SEE SHEET G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES EX I S T I N G C O N D I T I O N S A N D R E M O V A L S SEE SHEET C-002 SE E S H E E T C - 0 0 4 14 4 llllllll l l l l l l lll l l X X X X X X X X X X X X XXX XXX XXXXX XX XX XX XXXXX XX XXXXX XX XX SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-101 OV E R A L L S I T E P L A N 1. SEE SHEET G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES C-104 C-102C-103 C-105 14 5 llllllllllllllllllllllllll l l l l l l l l l l l l l l l l l l l l llllll l l l l l 6 . 0 6.0 6. 0 VILION ILDING Y OTHERS) RESPREAD SALVAGED GRAVEL PEDESTRIAN RAMP (ALTERNATE BID) R30. 0 0 PLAYGROUND AREA SEE LANDSCAPE PLANS 2' GRAVEL SHOULDER TRANSFORMER LOCATION - SEE ELECTRICAL RESTORATION REINSTALL SALVAGED BLEACHERS (INCIDENTAL) REINSTALL LIGHT POLE (INCIDENTAL) REINSTALL SALVAGED FENCE (INCIDENTAL) WETLAND EDGE REINSTALL SALVAGED FENCE (INCIDENTAL) CONCRETE SIDEWALK WITHIN THIS AREA ADJACENT TO THE BUILDING SHALL BE INSTALLED IN SPRING 2026 AFTER BUILDING COMPLETION PLAYGROUND AREA - SEE LANDSCAPE PLANS SEE LANDSCAPE DETAILS FOR CONCRETE EDGE AT PLAYGROUND (TYP.) CONCRETE CONTAINER CURB (TYP.) - SEE LANDSCAPE PLANS R SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-102 SI T E P L A N 1. SEE SHEETS G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES NSEE SHEET C-105 SE E S H E E T C - 1 0 3 14 6 X X X X X X X X X X X X X X X X X X X X X X 12 . 2 26.0 26.0 26.0 9 . 0 18. 5 WETLAND EDGE (TYP.) 34 . 0 26.0 10 . 0 ' FUTURE TRAIL 10. 0 6.0 6 . 0 6.0 6. 0 6.0 6. 0 PAVILION BUILDING (BY OTHERS) ADA STALL (BASE BID; TO BE REMOVE IF PARKING LOT PAVEMENT ALTERNATE IS ACCEPTED) ADA STALLS (BASE BID) 8' WIDE LOCAL TRAIL (BASE BID) CONCRETE CURB AND GUTTER DESIGN B618 (TYP.) PAVE PINWHEEL TRAIL (ALTERNATE BID) SOUTHEAST BALL FIELD IMPROVEMENTS (ALTERNATE BID) - SEE LANDSCAPE PLANS STORMWATER BASIN SOCCER FIELDS - FINAL FIELD LAYOUTS TO BE DETERMINED BY OWNER INSTALL STOP SIGN CONCRETE CURB AND GUTTER DESIGN B618 (BASE BID; INSTALL CURB UP TO RIBBON CURB IN BASE BID) CONCRETE STAIRS AND RAILING - SEE LANDSCAPE PLAN 6' WIDE CONCRETE SIDEWALK (TYP.) PINWHEEL TRAIL GRAVEL SURFACING RESTORATION (BASE BID; TO BE MODIFIED TO AGGREGATE BASE IF PAVE PINWHEEL TRAIL ALTERNATE IS ACCEPTED) R3 0 . 0 0 R30. 0 0 LANDSCAPE ISLAND CURB (BASE BID)RIBBON CURB (BASE BID, TO BE REMOVED IF PARKING LOT PAVEMENT ALTERNATE IS ACCEPTED) 4" WHITE MULTI-COMP STRIPE (TYP.) PLAYGROUND AREA SEE LANDSCAPE PLANS 2' GRAVEL SHOULDER GRAVEL SURFACE (BASE BID) PAVED SURFACE (ALTERNATE -SEE SHEET C-103A) R47. 0 0 TRANSFORMER LOCATION - SEE ELECTRICAL R7.00 R4.00 R7.00 R10.00 R145.00 R4 0 . 0 0 REINSTALL SALVAGED FENCE (INCIDENTAL) REINSTALL SALVAGED SIGN STORMWATER BASIN ACCESSIBILITY SYMBOL - MULT-COMP (TYP.) CONCRETE SIDEWALK WITHIN THIS AREA ADJACENT TO THE BUILDING SHALL BE INSTALLED IN SPRING 2026 AFTER BUILDING COMPLETION PLAYGROUND AREA - SEE LANDSCAPE PLANS PARKING LOT LIGHTING (TYP.) - SEE ELECTRICAL PEDESTRIAN LIGHTING (ALTERNATE) (TYP.) - SEE ELECTRICAL SEE LANDSCAPE DETAILS FOR CONCRETE EDGE AT PLAYGROUND (TYP.) CONCRETE CONTAINER CURB (TYP.) - SEE LANDSCAPE PLANS CURB AND GUTTER AT CBMH - 7 FT PAST CBMH CASTING WITH 2 FT BEAVER TAIL CURB AND GUTTER AT CBMH - 7 FT PAST CBMH CASTING WITH 2 FT BEAVER TAIL CURB AND GUTTER AT CBMH - 7 FT PAST CBMH CASTING WITH 2 FT BEAVER TAIL RIBBON CURB (BASE BID, TO BE REMOVED IF PARKING LOT PAVEMENT ALTERNATE IS ACCEPTED) R1 9 5 . 0 0 R4 9 5 . 0 0 R19 5 . 0 0 R760.8 9 PARKING LOT PAVEMENT SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-103 SI T E P L A N 1. SEE SHEETS G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND 2. PAVILION BUILDING NOT IN CONTRACT. EXCAVATION AND SOIL CORRECTIONS WITHIN 5 FEET OF THE BUILDING EXTERIOR WALL ARE BY OTHERS. NOTES N SEE SHEET C-104 SE E S H E E T C - 1 0 2 10' WIDE BITUMINOUS REGIONAL TRAIL (ALTERNATE BID) 14 7 X X X X X X X X X X X X X X X X X X X X X X 12 . 2 12 . 2 26.0 26.0 26.0 26.0 26.0 26.0 26.0 26.0 26.0 9.1 9. 0 9. 0 9. 0 6. 0 37.0 37.0 37.0 37.0 9 . 0 18. 5 9. 0 9. 0 12 . 0 9. 0 WETLAND EDGE (TYP.) 26.0 34 . 0 26.0 26.0 9. 0 6. 0 6. 0 10 . 0 ' 8.0 18.5 18.5 FUTURE TRAIL 8.0 10. 0 9. 0 6.0 6 . 0 6.0 6. 0 6.0 6. 0 PAVILION BUILDING (BY OTHERS)ADA STALLS (BASE BID) ADA STALL (ALTERNATE BID) 8' WIDE LOCAL TRAIL (BASE BID) CONCRETE CURB AND GUTTER DESIGN B618 (TYP.) PAVE PINWHEEL TRAIL (ALTERNATE BID) SOUTHEAST BALL FIELD IMPROVEMENTS (ALTERNATE BID) - SEE LANDSCAPE PLANS STORMWATER BASIN SOCCER FIELDS - FINAL FIELD LAYOUTS TO BE DETERMINED BY OWNER INSTALL STOP SIGN CONCRETE CURB AND GUTTER DESIGN B618 (BASE BID; INSTALL CURB UP TO RIBBON CURB IN BASE BID) CONCRETE STAIRS AND RAILING - SEE LANDSCAPE PLAN 6' WIDE CONCRETE SIDEWALK (TYP.) PINWHEEL TRAIL GRAVEL SURFACING RESTORATION (BASE BID; TO BE MODIFIED TO AGGREGATE BASE IF PAVE PINWHEEL TRAIL ALTERNATE IS ACCEPTED) LANDSCAPE ISLAND CURB (ALTERNATE) 8' WIDE LOCAL TRAIL (ALTERNATE BID) LANDSCAPE ISLAND CURB (ALTERNATE) 26 . 0 ' CONCRETE CURB AND GUTTER DESIGN B618 (ALTERNATE BID; NO PERIMETER CURB IN BASE BID SOUTH AND WEST OF RIBBON CURB IN PARKING LOT) R3 0 . 0 0 R30. 0 0 LANDSCAPE ISLAND CURB (BASE BID) 4" WHITE MULTI-COMP STRIPE (TYP.) PLAYGROUND AREA SEE LANDSCAPE PLANS 2' GRAVEL SHOULDER R47. 0 0 TRANSFORMER LOCATION - SEE ELECTRICAL ADA SIGN (TYP.) LANDSCAPE ISLAND CURB (ALTERNATE) R7.00 R4.00 R7.00 R10.00 R145.00 R4 0 . 0 0 REINSTALL SALVAGED FENCE (INCIDENTAL) REINSTALL SALVAGED SIGN STORMWATER BASIN ACCESSIBILITY SYMBOL - MULT-COMP (TYP.) CONCRETE SIDEWALK WITHIN THIS AREA ADJACENT TO THE BUILDING SHALL BE INSTALLED IN SPRING 2026 AFTER BUILDING COMPLETION6' WIDE SIDEWALK (ALTERNATE) 6' WIDE SIDEWALK (ALTERNATE) PLAYGROUND AREA - SEE LANDSCAPE PLANS PARKING LOT LIGHTING (TYP.) - SEE ELECTRICAL PEDESTRIAN LIGHTING (ALTERNATE) (TYP.) - SEE ELECTRICAL SEE LANDSCAPE DETAILS FOR CONCRETE EDGE AT PLAYGROUND (TYP.) CONCRETE CONTAINER CURB (TYP.) - SEE LANDSCAPE PLANS ADA STALLS (ALTERNATE BID) RIBBON CURB (BASE BID, TO BE REMOVED IF PARKING LOT PAVEMENT ALTERNATE IS ACCEPTED) 18.5 18.5 R1 9 5 . 0 0 R4 9 5 . 0 0 R19 5 . 0 0 R760.8 9 CURB CUT AT SIDEWALK (TYP.) PAVED SURFACE FULL PARKING LOT (ALTERNATE) SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-103A SI T E P L A N F U L L P A R K I N G L O T PA V I N G ( A L T E R N A T E ) 1. SEE SHEETS G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND 2. PAVILION BUILDING NOT IN CONTRACT. EXCAVATION AND SOIL CORRECTIONS WITHIN 5 FEET OF THE BUILDING EXTERIOR WALL ARE BY OTHERS. NOTES N SEE SHEET C-104 SE E S H E E T C - 1 0 2 10' WIDE BITUMINOUS REGIONAL TRAIL (ALTERNATE BID) 14 8 X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X X PAVE PINWHEEL TRAIL (ALTERNATE BID) 10' WIDE BITUMINOUS REGIONAL TRAIL (ALTERNATE BID) 6.0 6. 0 BOARDWALK - SEE STRUCTURAL PLANS ABUTMENT - SEE STRUCTURAL PLANS ABUTMENT - SEE STRUCTURAL PLANS PAVE PINWHEEL TRAIL (ALTERNATE BID) PAVE PINWHEEL TRAIL (ALTERNATE BID) 10' WIDE REGIONAL BITUMINOUS TRAIL (ALTERNATE BID) SOUTHEAST BALL FIELD IMPROVEMENTS (ALTERNATE BID) - SEE LANDSCAPE PLANS SOCCER FIELDS - FINAL FIELD LAYOUTS TO BE DETERMINED BY OWNER 6' WIDE CONCRETE SIDEWALK (TYP.) PINWHEEL TRAIL GRAVEL SURFACING RESTORATION (BASE BID; TO BE MODIFIED TO AGGREGATE BASE IF PAVE PINWHEEL TRAIL ALTERNATE IS ACCEPTED) BOARDWALK (ALTERNATE BID) R40 0 . 0 0 R2 8 5 . 0 0 R 2 8 5 . 0 0 R193.70 R169.41 R760.8 9 R1 8 5 . 0 0 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-104 SI T E P L A N 1. SEE SHEETS G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES SEE SHEET C-103 SE E S H E E T C - 1 0 5 14 9 X X X XXXXX PAVE PINWHEEL TRAIL (ALTERNATE BID)10' WIDE BITUMINOUS REGIONAL TRAIL (ALTERNATE BID) 10.0 6.0 6. 0 6 . 0 LL FIELD S D) - SEE ANS PEDESTRIAN RAMP (ALTERNATE BID) 6' WIDE CONCRETE SIDEWALK (TYP.) GRAVEL SURFACING RESTORATION PLAYGROUND AREA - SEE LANDSCAPE PLANS PATCH PAVEMENT (MATCH EXISTING THICKNESS) (ALTERNATE BID) CONCRETE CONTAINER CURB (TYP.) - SEE LANDSCAPE PLANS R16 0 . 0 0 R16 0 . 0 0 R40 0 . 0 0 R 1 0 0 . 0 0 R3 0 0 . 0 0 R1 6 5 . 0 0 R263 . 0 0 SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-105 SI T E P L A N 1. SEE SHEETS G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES SEE SHEET C-102 SE E S H E E T C - 1 0 4 15 0 151 152 153 154 155 156 157 158 159 73017 948.88 TRD 12 73019 949.42 TRD 8 73024 948.35 TRD 15 73025 948.58 TRD 15 73026 948.54 TRD 10 73028 948.37 TRD 15 73035 948.42 TRD 15 31077 948.69 TRD AMERICAN ELMT 8 DIA31078 951.12 TRD GREEN ASHT 18 DIA 31084 948.12 TRD BLACK WILLOW 20 DIA 31098 953.46 TRD GREEN ASHT 8 DIA 31099 963.64 TRD GREEN ASHT 10 DIA 31102 947.18 TRD GREEN ASHT 10 DIA 31103 948.16 TRD BOX ELDER 10 DIA STA 2 6 + 7 6 CULV. INV. 946.1 957.5 lll l l l SS>>>>>>>>>> l l l l l > > > ll >> >> >> >>>> >> >> > > BP: 0+ 0 0 . 0 0 EP: 0+ 6 6 . 4 5 102" 72" 96" 96" 96" 96" 96"96" 96" 96" 72"ZZUN341 6 96" 96" 84"ZZUN3416 ZZUN3416 96" 96" 84"ZZUN3416 ZZUN3416 Sheet Number: 01.09.2560% DRAFT SET DESCRIPTIONKEY Project Number: Date: Drawn by: Checked By: CL I E N T : PR O J E C T : Signature Registration No. Date 023-058 01.01.01 I hereby ceritfy that this plan was prepared by me or under my direct supervision and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. T101 DATE 01.01.01 CO R C O R A N , M N , 5 5 3 4 0 CI T Y P A R K I M P R O V E M E N T S CI T Y O F C O R C O R A N 04.09.25 POK GG 800 WASHINGTON AVE N. #103 MINNEAPOLIS, MN 55401 www.hkgi.com 04.09.2590% DRAFT SET LANDSCAPE TITLE SHEET 0 200'100'50' LEGEND WORK LIMITS ENLARGEMENTS LAYOUT NOTES: ·REFER TO SHEET G-001 FOR GENERAL NOTES ·ALL LAYOUTS TO BE STAKED AND VERIFIED IN FIELD ·FIELD #1 AND FIELD #2 HAVE SAME LAYOUT DIMENSIONS ·REFER TO CIVIL DRAWINGS FOR ROADWAY PROFILES AND DETAILS ·REFER TO CIVIL FOR GRADING PLAN AND SPOT ELEVATIONS, AS WELL AS OVERALL SITE RESTORATION LIMITS ·REFER TO ELECTRICAL FOR LIGHTING ·REFER TO IRRIGATION DRAWINGS FOR IRRIGATION ZONES, WATER STUB, CONTROL PANEL, AND BACKFLOW PREVENTER LOCATION. ·CONTRACTOR IS RESPONSIBLE FOR COORDINATING IRRIGATION UTILITIES WITH OTHER PHASES OF CONSTRUCTION ·REFER TO PLANTING PLAN AND DETAILS FOR PLANT INSTALLATION 10'-0" TRPD REGIONAL TRAIL , SEE CIVIL (ALTERNATE) FOR REFERENCE ONLY : OWNERS MULTI-SPORT FIELD LAYOUT VEHICULAR DROP-OFF PARK BUILDING- BY OTHERS TIE INTO EXISTING WALK EXISTING BITUMINOUS PATH FUTURE TRAIL CONNECTION STORMWATER MANAGEMENT, REFER TO CIVIL YOUTH BALLFIELD IMPROVEMENTS NORTH PLAY AREA, SEE ENLARGEMENT SHEET SOUTH PLAY AREA, SEE ENLARGEMENT SHEET 10'-0" TRPD REGIONAL TRAIL BOARDWALK (146'-0" LF) (ALTERNATE) NEIGHBORHOOD CONNECTION TO PARK AND REGIONAL TRAIL PAVE TRAILS BETWEEN BALLFIELDS (ALTERNATE) PAVE ENTIRE PARKING LOT (ALTERNATE) PEDESTRIAN SCALE LIGHTING (ALTERNATE) BITUMINOUS ENTRY DRIVE AND PARKING LOT, SEE CIVIL BASE BID PARKING LOT, SEE CIVIL ·REFER TO CIVIL FOR REMOVALS, EROSION CONTROL AND SITE PREPARATION WORK. ·REFER TO CIVIL DRAWINGS FOR GRADING AND EARTHWORKS. ·REFER TO CIVIL DRAWINGS FOR PARKING LOT AND ROADWAY INFORMATION. ·REFER TO CIVIL DRAWINGS FOR LIMITS OF WORK AND SEEDING EXTENTS. ·REFER TO ELECTRICAL FOR LIGHTING AND ELECTRICAL COORDINATION. ·CONTRACTOR SHALL COORDINATE THE PHASES OF CONSTRUCTION AND PLANTING INSTALLATION WITH OTHER CONTRACTORS WORKING ON SITE. ·CONTRACTOR SHALL INSPECT THE SITE AND BECOME FAMILIAR WITH EXISTING CONDITIONS RELATING TO THE NATURE AND SCOPE OF WORK. ·CONTRACTOR SHALL CONTACT GOPHER STATE ONE FOR LOCATION OF UNDERGROUND WIRES, CABLES, CONDUITS, PIPES, MANHOLES, VALVES OR OTHER BURIED STRUCTURES BEFORE DIGGING. CONTRACTOR SHALL REPAIR OR REPLACE THE ABOVE IF DAMAGED DURING CONSTRUCTION AT NO ADDITIONAL COST TO THE OWNER. ·CONTRACTOR SHALL ASSURE COMPLIANCE WITH APPLICABLE CODES AND REGULATIONS GOVERNING THE WORK AND/OR MATERIALS SUPPLIED. ·PROJECT ASSUMES SUFFICIENT TOPSOIL EXISTS FOR PROJECT AND SALVAGING, STOCKPILING AND SPREADING IS INCIDENTAL. ANY ADDITIONAL TOPSOIL DEEMED NECESSARY BY PROJECT MANAGER SHALL BE PAID PER BID ITEM SELECT TOPSOIL BORROW. ·CONTRACTOR SHALL INSURE THAT SOIL CONDITIONS AND COMPACTION ARE ADEQUATE TO ALLOW FOR PROPER DRAINAGE AROUND THE CONSTRUCTION SITE. UNDESIRABLE CONDITIONS SHALL BE BROUGHT TO THE ATTENTION OF THE LANDSCAPE ARCHITECT PRIOR TO BEGINNING OF WORK. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO INSURE PROPER SURFACE AND SUBSURFACE DRAINAGE IN ALL PLANTING AREAS. · GENERAL NOTES: SEE SHEET L200 LAYOUT DETAIL SEE SHEET L300 PLANTING PLAN SEE CIVIL SHEETS FOR WORK OUTSIDE L-SHEETS Sheet List Table Sheet Number Sheet Title L100 LANDSCAPE TITLE SHEET L200 SITE FEATURES LAYOUT SHEET L201 SITE FEATURES ENLARGED DETAIL PLANS L202 SITE FEATURES ENLARGED DETAIL PLANS L300 PLANTING PLAN - TREES & IRRIGATION LIMITS L301 PLANTING BED ENLARGED PLANS L302 PLANTING BED ENLARGED PLANS L401 LANDSCAPE DETAILS L402 LANDSCAPE DETAILS L403 LANDSCAPE DETAILS L501 PLANTING DETAILS 16 0 957.5 ll l l l l l l l l l >>>>>> l l l l l l SSMH-104 SSMH-105> > > > > > > > > l >> >> >> >> >> >> >> >> >> >> >>>>>>>>>>>> >> >> >> >> >> >> > > > > > > >> >> >> > > >> 102" 72" 96" 96" 96" 96" 96"96" 96" 96" 72"ZZ U N 34 1 6 96" 96" 84"ZZ U N 34 1 6 ZZ U N 34 1 6 96" 96" 84"ZZ U N 34 1 6 ZZ U N 34 1 6 0 20 40 80 SCALE: 1" = 40'-0" LEGEND WORK LIMITS WETLAND DELINEATION, REFER TO CIVIL EXISTING CONTOUR - MAJOR EXISTING TREE TO REMAIN, REFER TO TREE REMOVAL AND PRESERVATION PLAN LD-100 PROPOSED TREE, REFER TO PLANTING PLAN LS-400 & 401 W/D PROPOSED LIGHT, REFER TO ELECTRICAL NATURAL STONE LANDSCAPE BLOCK ENGINEERED WOOD FIBER (EWF) POURED-IN-PLACE PLAY SURFACING CONCRETE EXISTING CONTOUR - MINOR Sheet Number: 01.09.2560% DRAFT SET DESCRIPTIONKEY Project Number: Date: Drawn by: Checked By: CL I E N T : PR O J E C T : Signature Registration No. Date 023-058 01.01.01 I hereby ceritfy that this plan was prepared by me or under my direct supervision and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. L200 DATE 01.01.01 CO R C O R A N , M N , 5 5 3 4 0 CI T Y P A R K I M P R O V E M E N T S CI T Y O F C O R C O R A N 04.09.25 POK GG 800 WASHINGTON AVE N. #103 MINNEAPOLIS, MN 55401 www.hkgi.com 04.09.2590% DRAFT SET SITE FEATURES LAYOUT SHEET LANDSCAPE BED, REFER TO PLANTING PLAN LS-400 & 401 SOD LAWN STEEL EDGER, SEE SPEC SEE CIVIL FOR PARKING LOT BASE AND ALTERNATE SEE ENLARGED NORTH PLAY AREA PLAN. L201 SEE ENLARGED SOUTH PLAY AREA AND PAVILION AREA PLAN. L202 PARK PAVILION BY OTHERS PLAY EQUIPMENT BY OTHERS PLAY EQUIPMENT BY OTHERS 16 1 2+ 0 0 3+0 0 2+ 0 0 3+ 0 0 0+ 0 0 1+00 1+12 > > > > >> >> >> >> 102" 72" 96" 96" 96" 96" 96"96" 96" 96" 84"Z Z U N 3 4 1 6 Z Z U N 3 4 1 6 96" 96" 84"Z Z U N 3 4 1 6 Z Z U N 3 4 1 6 6.00' 6.00' 6.00' 0 5 10 20 SCALE: 1" = 10'-0" LEGEND WORK LIMITS WETLAND DELINEATION, REFER TO CIVIL EXISTING CONTOUR - MAJOR EXISTING TREE TO REMAIN, REFER TO TREE REMOVAL AND PRESERVATION PLAN LD-100 PROPOSED TREE, REFER TO PLANTING PLAN LS-400 & 401 W/D PROPOSED LIGHT, REFER TO ELECTRICAL NATURAL STONE LANDSCAPE BLOCK ENGINEERED WOOD FIBER (EWF) POURED-IN-PLACE PLAY SURFACING CONCRETE EXISTING CONTOUR - MINOR Sheet Number: 01.09.2560% DRAFT SET DESCRIPTIONKEY Project Number: Date: Drawn by: Checked By: CL I E N T : PR O J E C T : Signature Registration No. Date 023-058 01.01.01 I hereby ceritfy that this plan was prepared by me or under my direct supervision and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. L201 DATE 01.01.01 CO R C O R A N , M N , 5 5 3 4 0 CI T Y P A R K I M P R O V E M E N T S CI T Y O F C O R C O R A N 04.09.25 POK GG 800 WASHINGTON AVE N. #103 MINNEAPOLIS, MN 55401 www.hkgi.com 04.09.2590% DRAFT SET SITE FEATURES ENLARGED DETAIL PLANS LANDSCAPE BED, REFER TO PLANTING PLAN LS-400 & 401 SOD LAWN STEEL EDGER, SEE SPEC 6'-0" CONCRETE WALK, SEE SPEC 5-12 PLAY CONTAINER ( APPROX. 8,815 SF) NATURAL STONE BLOCK, TOTAL QUANTITY TO BE DETERMINED CONCRETE ABUTMENT FOR EMBANKMENT SLIDE PEDESTRIAN LIGHT, REFER TO ELECTRICAL PEDESTRIAN LIGHT, REFER TO ELECTRICAL ADA ACCESS ROUTE CONCRETE PAD FOR PLAY FEATURE ACCESS BENCH PLAY FEATURES, BY OTHERS PLAY FEATURES, BY OTHERS MATCHLINE, SEE SHEET LS-200 CONCRETE PLAY CURB, SEE DETAIL POURED-IN-PLACE TRANSITION INTO EWF- BY OTHERS LANDSCAPE BED, REFER TO PLANTING PLAN LEGEND WORK LIMITS WETLAND DELINEATION EXISTING CONTOUR - MAJOR EXISTING TREE TO REMAIN, REFER TO TREE REMOVAL AND PRESERVATION PLAN LD-100 PROPOSED TREE, REFER TO PLANTING PLAN LS-400 & 401 W/D PROPOSED LIGHT, REFER TO ELECTRICAL NATURAL STONE LANDSCAPE BLOCK ENGINEERED WOOD FIBER (EWF) POURED-IN-PLACE PLAY SURFACING SOD LAWN LANDSCAPE BED, REFER TO PLANTING PLAN LS-400 & 401 EXISTING CONTOUR - MINOR CONCRETE PAD FOR EMBANKMENT SLIDE 1 LS-501 2 LS-501 2 LS-502 16 2 > > > l l l l l l l > > > > > > > > > >> >> >> >> > > > > > > > > > > > > > > > > 29'-15" RCP @ 0.33% >> >> >> >> >> >> >> >> >> >> >> > > > > > > > > > > 96" 96" 72"Z Z U N 3 4 1 6 10.00' 6.00' 10.00' 18.00' 16.00' 6.00' 6.00' 6.00' 6.00' 6.00' Sheet Number: 01.09.2560% DRAFT SET DESCRIPTIONKEY Project Number: Date: Drawn by: Checked By: CL I E N T : PR O J E C T : Signature Registration No. Date 023-058 01.01.01 I hereby ceritfy that this plan was prepared by me or under my direct supervision and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. L202 DATE 01.01.01 CO R C O R A N , M N , 5 5 3 4 0 CI T Y P A R K I M P R O V E M E N T S CI T Y O F C O R C O R A N 04.09.25 POK GG 800 WASHINGTON AVE N. #103 MINNEAPOLIS, MN 55401 www.hkgi.com 04.09.2590% DRAFT SET SITE FEATURES ENLARGED DETAIL PLANS LEGEND WORK LIMITS WETLAND DELINEATION EXISTING CONTOUR - MAJOR EXISTING TREE TO REMAIN, REFER TO TREE REMOVAL AND PRESERVATION PLAN LD-100 PROPOSED TREE, REFER TO PLANTING PLAN LS-400 & 401 W/D PROPOSED LIGHT, REFER TO ELECTRICAL NATURAL STONE LANDSCAPE BLOCK ENGINEERED WOOD FIBER (EWF) POURED-IN-PLACE PLAY SURFACING SOD LAWN LANDSCAPE BED, REFER TO PLANTING PLAN LS-400 & 401 EXISTING CONTOUR - MINOR 2-5 PLAY CONTAINER, (APPROX. 3,430 SF) PLAY FEATURES, BY OTHERS ADA ACCESS ROUTE CONCRETE ABUTMENT FOR EMBANKMENT SLIDE PEDESTRIAN LIGHT, REFER TO ELECTRICAL 6'-0" CONCRETE WALK, SEE SPEC STEPS, SEE DETAIL XX/LS50X CONCRETE PLAY CURB, SEE DETAIL PAVILION & RESTROOM BUILDING, BY OTHERS LANDSCAPE BED, REFER TO PLANTING PLAN BENCH (1) LANDSCAPE BED, REFER TO PLANTING PLAN CONCRETE PAD (9'-0" x 4'-0") BENCH (1) CONCRETE PAD (9'-0" x 4'-0") PEDESTRIAN LIGHT, REFER TO ELECTRICAL BENCH (1) CONCRETE PAD (9'-0" x 4'-0") CONCRETE WALK, SEE CIVIL MATCHLINE, SEE SHEET LS-201 NATURAL STONE LANDSCAPE BLOCK, TOTAL QUANTITY TO BE DETERMINED, SEE SPECIFICATION POURED-IN-PLACE TRANSITION INTO EWF- BY OTHERS 0 5 10 20 SCALE: 1" = 10'-0" PICNIC TABLE PICNIC TABLE 3 LS-502 16 3 0+761+002+003+004+00 5 + 0 0 BP : 0 + 7 6 . 2 4 PC : 4 + 1 2 . 5 2 PT: 5 + 0 0 . 0 0 PC: 5 + 3 8 . 1 3 1+ 0 0 2+ 0 0 3+ 0 0 4+00 5+ 0 0 6+0 0 7+00 8+0 0 9+ 0 0 10 + 0 0 11 + 0 0 12+ 0 0 13+00 14+00 15 + 0 0 16 + 0 0 17 + 0 0 18+00 19+00 20 + 0 0 21 + 0 0 22 + 0 0 0+ 0 0 0+ 8 9 0+ 0 0 0+ 8 9 0+000+90 0+ 0 0 1+ 0 0 1+ 0 2 0+ 0 0 1+ 0 0 1+ 0 2 0+ 0 0 1+ 0 0 1+ 0 2 0+ 9 3 0+ 0 0 0+ 8 7 0+ 0 0 0+ 8 7 -0 + 0 0 0+ 8 7 0+ 0 0 1+ 0 0 2+ 0 0 3+0 0 4+ 0 0 5+00 5+14 0+ 0 0 1+ 0 0 2+ 0 0 3+ 0 0 3+ 3 5 0+ 0 0 1+00 1+12 0+761+002+003+004+00 5 + 0 0 957.5 ll l l l l l l l l l >>>>>> l l l l l l SSMH-104 SSMH-105> > > > > > > > > l 102" 72" 96" 96" 96" 96" 96"96" 96" 96" 72"ZZ U N 34 1 6 96" 96" 84"ZZ U N 34 1 6 ZZ U N 34 1 6 96" 96" 84"ZZ U N 34 1 6 ZZ U N 34 1 6 (1) BE NI (2) AC AR (1) BE NI (1) UL AM (1) CE OC (1) UL AM (1) UL AM (1) CE OC (1) PI SY (1) BE NI (1) CE OC (2) PI GL (1) QU BI (1) QU BI (1) QU BI (1) QU BI (5) QU BI (3) QU BI (3) CE OC (8) CE OC (3) CE OC (1) PI SY (1) PI SY (1) PI GL (1) PI GL (1) PI GL (5) CE OC (1) QU BI (1) QU BI (2) CE OC (2) CE OC (1) CE OC (1) CE OC (4) CE OC PLANTING PLAN - TREES & IRRIGATION LIMITS SEE 3/L301 SEE 1/L301 SEE 2/L301 SEE 1/L302 ALTERNATE PLANTINGS ASSOCIATED WITH PARKING LOT ALT Sheet Number: 01.09.2560% DRAFT SET DESCRIPTIONKEY Project Number: Date: Drawn by: Checked By: CL I E N T : PR O J E C T : Signature Registration No. Date 023-058 01.01.01 I hereby ceritfy that this plan was prepared by me or under my direct supervision and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. L300 DATE 01.01.01 CO R C O R A N , M N , 5 5 3 4 0 CI T Y P A R K I M P R O V E M E N T S CI T Y O F C O R C O R A N 04.09.25 POK GG 800 WASHINGTON AVE N. #103 MINNEAPOLIS, MN 55401 www.hkgi.com 04.09.2590% DRAFT SET FUTURE TRAIL STORMWATER MANAGEMENT, REFER TO CIVIL SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE CONTAINER CONIFEROUS TREES PI GL 3 Picea glauca / White Spruce 6` Ht.B&B PI SY 3 Pinus sylvestris / Scotch Pine 6` Ht.B&B 6 SUBTOTAL: DECIDUOUS TREES AC AR 2 Acer rubrum 'Armstrong' / Armstrong Red Maple 2" Cal.B&B BE NI 3 Betula nigra / River Birch 2" Cal.B&B CE OC 32 Celtis occidentalis / Common Hackberry 2" Cal.B&B QU BI 14 Quercus bicolor / Swamp White Oak 2" Cal.B&B UL AM 3 Ulmus americana / American Elm 2" Cal.B&B 54 SUBTOTAL: ORNAMENTAL TREE AM AB 1 Amelanchier x grandiflora 'Autumn Brilliance' / Autumn Brilliance Apple Serviceberry 6` Ht.Cont. 1 SUBTOTAL: SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE CONTAINER SPACING DECIDUOUS SHRUBS CO BY 2 Cornus sericea 'Budd's Yellow' / Budd's Yellow Twig Dogwood #5 Cont.84" o.c. CO SE 22 Cornus sericea 'Farrow' / Arctic Fire Red Twig Dogwood #5 Cont.48" o.c. RH AR 112 Rhus aromatica 'Gro-Low' / Gro-Low Fragrant Sumac #5 Cont.72" o.c. 136 SUBTOTAL: EVERGREEN SHRUBS JU HO 24 Juniperus horizontalis 'Compacta' / Andorra Compact Juniper #5 Cont.60" o.c. 24 SUBTOTAL: GRASSES CA AV 28 Calamagrostis x acutiflora 'Avalanche' / Avalanche Feather Reed Grass #5 Cont.48" o.c. SP HE 52 Sporobolus heterolepis / Prairie Dropseed #3 Cont.36" o.c. 80 SUBTOTAL: PERENNIALS EC AN 110 Echinacea angustifolia / Narrow Leaf Coneflower #1 Cont.18" o.c. RU HI 69 Rudbeckia hirta / Black-eyed Susan #1 Cont.24" o.c. SA MN 80 Salvia nemorosa 'May Night' / May Night Meadow Sage #1 Cont.24" o.c. 259 SUBTOTAL: PLANT SCHEDULE PLANTING LEGEND EXISTING CONTOUR EXISTING TREE TO REMAIN, REFER TO TREE REMOVAL AND PRESERVATION PLAN LD-100 PROPOSED LIGHT, REFER TO ELECTRICAL NATURAL STONE LANDSCAPE BLOCK ENGINEERED WOOD FIBER (EWF) - BY OTHERS POURED-IN-PLACE PLAY SURFACING - BY OTHERS SOD LAWN PLANTING BED - MULCH PROPOSED CONTOUR - SEE GRADING PLAN SEE 2/L302 SEE 3/L302 00 40'80' NORTH 16 4 3+ 0 0 (37) SA MN (13) CO SE (1) CO BY (3) CA AV (10) RH AR 1+ 0 0 1+ 0 0 0+ 0 0 1+00 102" 96" 96" 96" 96" 72"Z Z U N 3 4 1 6 (6) CA AV (20) EC AN (22) SA MN (6) RU HI (9) CA AV (8) JU HO (8) CA AV (37) EC AN (9) SA MN (4) JU HO (10) RU HI (12) SA MN (30) RU HI (3) CO SE (3) JU HO (1) CO BY (2) CA AV (3) RH AR (5) RH AR 19+00 SSMH-105 > > l l l l l > > > > > > > > (14) SP HE (6) EC AN (2) JU HO (38) SP HE (47) EC AN (23) RU HI (6) CO SE (7) JU HO (1) AM AB SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE CONTAINER SPACING DECIDUOUS SHRUBS CO BY 2 Cornus sericea 'Budd's Yellow' / Budd's Yellow Twig Dogwood #5 Cont.84" o.c. CO SE 22 Cornus sericea 'Farrow' / Arctic Fire Red Twig Dogwood #5 Cont.48" o.c. RH AR 112 Rhus aromatica 'Gro-Low' / Gro-Low Fragrant Sumac #5 Cont.72" o.c. 136 SUBTOTAL: EVERGREEN SHRUBS JU HO 24 Juniperus horizontalis 'Compacta' / Andorra Compact Juniper #5 Cont.60" o.c. 24 SUBTOTAL: GRASSES CA AV 28 Calamagrostis x acutiflora 'Avalanche' / Avalanche Feather Reed Grass #5 Cont.48" o.c. SP HE 52 Sporobolus heterolepis / Prairie Dropseed #3 Cont.36" o.c. 80 SUBTOTAL: PERENNIALS EC AN 110 Echinacea angustifolia / Narrow Leaf Coneflower #1 Cont.18" o.c. RU HI 69 Rudbeckia hirta / Black-eyed Susan #1 Cont.24" o.c. SA MN 80 Salvia nemorosa 'May Night' / May Night Meadow Sage #1 Cont.24" o.c. 259 SUBTOTAL: PLANT SCHEDULE SEE SHEET L300 FOR TREE INFORMATION PLANTING LEGEND EXISTING CONTOUR EXISTING TREE TO REMAIN, REFER TO TREE REMOVAL AND PRESERVATION PLAN LD-100 PROPOSED LIGHT, REFER TO ELECTRICAL NATURAL STONE LANDSCAPE BLOCK ENGINEERED WOOD FIBER (EWF) - BY OTHERS POURED-IN-PLACE PLAY SURFACING - BY OTHERS SOD LAWN PLANTING BED - MULCH PROPOSED CONTOUR - SEE GRADING PLAN PLANTING BED ENLARGED PLANS SCALE: PLANTING BED DETAIL1 SCALE: PLANTING BED DETAIL2 00 10'20' NORTH Sheet Number: 01.09.2560% DRAFT SET DESCRIPTIONKEY Project Number: Date: Drawn by: Checked By: CL I E N T : PR O J E C T : Signature Registration No. Date 023-058 01.01.01 I hereby ceritfy that this plan was prepared by me or under my direct supervision and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. L301 DATE 01.01.01 CO R C O R A N , M N , 5 5 3 4 0 CI T Y P A R K I M P R O V E M E N T S CI T Y O F C O R C O R A N 04.09.25 POK GG 800 WASHINGTON AVE N. #103 MINNEAPOLIS, MN 55401 www.hkgi.com 04.09.2590% DRAFT SET NORTH SCALE: PLANTING BED DETAIL3 00 10'20' 00 10'20' NORTH 16 5 0+ 0 0 0+ 8 7 0+ 0 0 0+ 8 7 -0 + 0 0 0+ 8 7 (5) RH AR (5) RH AR (5) RH AR 16 + 0 0 0+ 0 0 0+ 8 9 0+ 0 0 0+ 8 9 0+000+90 (11) RH AR (11) RH AR (11) RH AR (3) RH AR (2) RH AR 10 + 0 0 0+ 0 0 1+ 0 0 1+ 0 2 0+ 0 0 1+ 0 0 1+ 0 2 0+ 0 0 1+ 0 0 1+ 0 2 (11) RH AR (3) RH AR (10) RH AR (10) RH AR Sheet Number: 01.09.2560% DRAFT SET DESCRIPTIONKEY Project Number: Date: Drawn by: Checked By: CL I E N T : PR O J E C T : Signature Registration No. Date 023-058 01.01.01 I hereby ceritfy that this plan was prepared by me or under my direct supervision and that I am a duly licensed Landscape Architect under the laws of the State of Minnesota. L302 DATE 01.01.01 CO R C O R A N , M N , 5 5 3 4 0 CI T Y P A R K I M P R O V E M E N T S CI T Y O F C O R C O R A N 04.09.25 POK GG 800 WASHINGTON AVE N. #103 MINNEAPOLIS, MN 55401 www.hkgi.com 04.09.2590% DRAFT SET SYMBOL CODE QTY BOTANICAL / COMMON NAME SIZE CONTAINER SPACING DECIDUOUS SHRUBS CO BY 2 Cornus sericea 'Budd's Yellow' / Budd's Yellow Twig Dogwood #5 Cont.84" o.c. CO SE 22 Cornus sericea 'Farrow' / Arctic Fire Red Twig Dogwood #5 Cont.48" o.c. RH AR 112 Rhus aromatica 'Gro-Low' / Gro-Low Fragrant Sumac #5 Cont.72" o.c. 136 SUBTOTAL: EVERGREEN SHRUBS JU HO 24 Juniperus horizontalis 'Compacta' / Andorra Compact Juniper #5 Cont.60" o.c. 24 SUBTOTAL: GRASSES CA AV 28 Calamagrostis x acutiflora 'Avalanche' / Avalanche Feather Reed Grass #5 Cont.48" o.c. SP HE 52 Sporobolus heterolepis / Prairie Dropseed #3 Cont.36" o.c. 80 SUBTOTAL: PERENNIALS EC AN 110 Echinacea angustifolia / Narrow Leaf Coneflower #1 Cont.18" o.c. RU HI 69 Rudbeckia hirta / Black-eyed Susan #1 Cont.24" o.c. SA MN 80 Salvia nemorosa 'May Night' / May Night Meadow Sage #1 Cont.24" o.c. 259 SUBTOTAL: PLANT SCHEDULE SEE SHEET L300 FOR TREE INFORMATION PLANTING BED ENLARGED PLANS SCALE: PLANTING BED DETAIL3 00 10'20' NORTH SCALE: PLANTING BED DETAIL2 00 10'20' NORTH SCALE: PLANTING BED DETAIL1 00 10'20' NORTH 16 6 0.6 0.7 0.8 0.7 0.7 0.7 0.7 0.6 0.7 0.8 0.7 0.7 0.7 0.6 0.9 0.9 1.2 1.1 0.9 0.9 1.0 1.1 1.0 0.9 1.1 1.2 1.0 1.0 1.0 1.1 1.0 0.8 0.9 1.0 0.8 1.8 1.8 1.9 1.9 1.4 1.1 1.1 1.2 1.6 1.9 1.6 2.0 1.6 1.3 1.1 1.2 1.5 1.8 1.5 1.8 1.6 1.1 2.5 3.2 3.2 2.6 1.5 1.1 1.0 1.3 2.1 3.0 2.0 1.3 1.1 1.2 1.7 2.7 3.0 2.2 1.2 2.7 4.4 2.7 1.6 1.1 1.0 1.3 2.3 3.3 2.2 1.3 1.1 1.2 1.8 2.9 3.9 2.5 1.2 2.2 2.3 2.4 2.2 1.5 1.2 1.2 1.4 1.9 2.7 2.1 2.7 1.9 1.4 1.2 1.3 1.7 2.6 2.2 2.7 2.0 1.2 1.4 1.3 1.3 1.5 1.4 1.3 1.2 1.4 1.6 1.6 1.3 1.6 1.6 1.4 1.3 1.3 1.5 1.6 1.3 1.4 1.5 1.0 0.9 1.0 1.1 1.2 1.2 1.2 1.2 1.2 1.1 1.0 1.1 1.2 1.3 1.2 1.3 1.3 1.1 1.0 0.9 1.0 1.0 0.9 0.9 0.9 1.0 1.1 1.2 1.2 1.2 1.1 1.0 1.0 1.0 1.1 1.2 1.2 1.2 1.1 0.9 0.9 0.9 0.9 0.9 1.0 1.0 1.0 1.2 1.3 1.2 1.2 1.3 1.2 1.1 1.0 1.2 1.3 1.3 1.2 1.3 1.3 1.1 1.0 1.0 1.0 0.9 1.6 1.4 1.5 1.7 1.4 1.3 1.2 1.4 1.6 1.6 1.4 1.7 1.6 1.4 1.3 1.3 1.5 1.6 1.3 1.5 1.5 1.1 2.4 2.4 2.8 2.4 1.5 1.2 1.2 1.4 2.0 2.8 2.2 2.7 1.9 1.4 1.2 1.3 1.8 2.6 2.1 2.7 2.0 1.2 2.8 4.1 2.8 1.5 1.1 1.0 1.3 2.4 3.3 2.2 1.3 1.1 1.2 1.9 3.0 3.5 2.4 1.1 2.5 2.6 2.7 2.4 1.5 1.1 1.0 1.3 2.1 3.0 2.0 1.3 1.1 1.2 1.8 2.7 2.9 2.1 1.2 1.6 1.4 1.5 1.6 1.3 1.1 1.1 1.2 1.6 1.9 1.6 1.8 1.6 1.2 1.1 1.2 1.5 1.9 1.5 1.7 1.6 1.0 0.8 0.8 1.0 1.0 0.9 0.9 1.0 1.1 1.2 1.7 1.2 1.2 1.0 0.9 1.0 1.1 1.0 0.8 0.9 1.0 0.6 0.6 0.7 0.7 1.1 0.8 0.8 0.7 0.7 0.6 0.5 0.5 0.5 0.5 4.7 4.7 2.1 2.1 2.5 2.4 3.0 2.9 3.9 3.4 5.3 5.0 3.7 6.4 6.8 3.5 6.0 6.5 3.0 4.5 4.0 3.3 2.61.81.41.31.52.24.4 5.9 4.1 3.2 2.8 2.6 2.1 1.7 1.4 6.7 5.2 3.9 5.0 6.3 6.3 5.0 2.4 2.6 2.6 2.8 3.2 3.6 6.2 7.0 3.9 3.9 3.6 5.1 7.2 4.5 5.1 3.1 4.2 4.3 3.4 5.8 6.3 3.0 3.9 3.3 1.8 6.5 5.8 3.9 3.6 2.9 3.1 2.5 1.9 1.6 2.5 2.3 2.5 2.5 2.9 3.1 5.0 5.3 2.2 2.2 2.0 3.1 4.4 6.4 5.6 2.5 3.5 1.5 2.0 2.9 3.3 3.9 3.6 5.6 6.8 4.6 2.3 0.9 5.4 7.2 6.9 2.7 1.3 1.5 1.8 0.4 0.5 5.4 4.2 2.8 1.7 1.1 1.0 0.7 1.4 0.2 1.9 1.7 1.7 1.9 2.2 3.1 4.5 6.9 7.1 4.7 2.5 1.5 0.9 0.6 0.6 0.9 1.0 0.8 0.9 1.1 1.0 1.7 2.9 0.8 0.8 3.2 5.1 0.8 0.8 0.2 5.7 7.2 0.9 1.2 0.3 6.3 3.9 1.8 2.1 0.4 2.5 2.4 3.4 4.2 0.8 2.0 6.0 6.8 1.3 1.6 5.5 5.2 3.7 2.7 2.0 1.5 1.1 0.8 0.6 0.7 2.2 1.7 1.3 1.7 1.6 1.4 0.6 0.9 1.9 3.0 3.1 1.1 0.6 1.5 3.6 4.9 0.8 0.5 7.0 5.9 0.6 0.4 6.5 4.4 0.5 0.5 0.4 3.6 2.8 0.4 0.5 2.1 2.0 0.5 0.6 0.8 1.5 1.5 1.3 1.4 1.0 0.9 1.2 1.1 1.2 1.4 1.7 2.2 3.0 4.2 5.7 5.9 4.7 3.4 2.6 2.1 1.9 1.8 1.8 2.1 2.7 3.5 4.6 5.2 4.6 3.5 2.5 1.6 1.7 0.9 1.3 2.0 3.6 6.2 6.8 4.9 3.1 2.2 1.6 1.4 1.2 1.1 1.3 1.8 2.9 5.4 7.3 6.4 4.3 3.0 2.2 1.8 1.4 1.1 1.9 2.4 1.1 1.0 0.8 0.7 0.8 1.3 2.4 3.7 4.6 3.4 6.6 6.8 4.94.9 3.4 2.51.8 1.6 0.10.10.1 7.4 7.4 Plan View Statistics Description Symbol Avg Max Min Max/Min Avg/Min TRAIL 2.9 fc 7.4 fc 0.1 fc 74.0:1 29.0:1 PARKING LOT 1.5 fc 4.7 fc 0.5 fc 9.4:1 3.0:1 Statistics Description Symbol Avg Max Min Max/Min Avg/Min TRAIL 2.9 fc 7.4 fc 0.1 fc 74.0:1 29.0:1 IES REC. 0.2 fc 15:1 Statistics Description Symbol Avg Max Min Max/Min Avg/Min PARKING LOT 1.5 fc 4.7 fc 0.5 fc 9.4:1 3.0:1 Statistics Description Symbol Avg Max Min Max/Min Avg/Min TRAIL 2.9 fc 7.4 fc 0.1 fc 74.0:1 29.0:1 I Statistics Description Symbol Avg Max Min Max/Min Avg/Min TRAIL 2.9 fc 7.4 fc 0.1 fc 74.0:1 29.0:1 IES REC. 0.5* fc 15:1 Statistics Description Symbol Avg Max Min Max/Min Avg/Min PARKING LOT 1.5 fc 4.7 fc 0.5 fc 9.4:1 3.0:1 Enhanced: 0.5 fc minimum for areas requiring higher visibility or security. Statistics Description Symbol Avg Max Min Max/Min Avg/Min PARKING LOT 1.5 fc 4.7 fc 0.5 fc 9.4:1 3.0:1 Statistics Description Symbol Avg Max Min Max/Min Avg/Min TRAIL 2.9 fc 7.4 fc 0.1 fc 74.0:1 29.0:1 I Statistics Description Symbol Avg Max Min Max/Min Avg/Min TRAIL 2.9 fc 7.4 fc 0.1 fc 74.0:1 29.0:1 IES REC. 0.2 fc 15:1 Statistics Description Symbol Avg Max Min Max/Min Avg/Min PARKING LOT 1.5 fc 4.7 fc 0.5 fc 9.4:1 3.0:1 Enhanced: 0.5 fc minimum for areas requiring higher 5isibility or security. *Enhanced: 0.5 fc minimum for areas requiring higher visibility or security. 16 7 CURRENT SITE PLAN C R - 1 0 CR-50 1 2 3 4 5 6 7 8 9 10 11 11 12 13 13 1 3 4 5 6 7 8 9 12 10 2 2 C R - 1 0 Create level field space for multi-purpose recreation including soccer and cricket Stormwater management Paved parking lot (~60 spaces) Gravel parking lot (~150 spaces) Destination playground Youth ballfield Park building Overflow parking/future paved parking (+/- 45 spaces) Regional Trail Pedestrian Crossing Pave trails between ballfields Pave entire parking lot Pedestrian-scale lighting LEGEND Alternates 168 REMOVALS PLAN llllllll l l l l l l lll l l REMOVE OR SALVAGE GRAVEL REMOVE LIGHT POLE SALVAGE AND REINSTALL SIGNS CLEAR AND GRUB TREE (TYP.) PROTECT ALL TREES NOT MARKED FOR REMOVAL ABANDON UNDERGROUND ELECTRIC REMOVE SIGNS SALVAGE CHAIN LINK FENCE SALVAGE FLARED END SECTION CLEAR AND GRUB TREE (TYP.) REMOVE LIGHT POLE REMOVE HYDRANT CLEAR AND GRUB TREE (TYP.) CLEAR AND GRUB AREA MARKED BY ENGINEER REMOVE SANITARY SEWER REMOVE CULVERT REMOVE CULVERT REMOVE PLAYGROUND CLEAR AND GRUB AREA MARKED BY ENGINEER STRIP AND RESPREAD GRAVEL STRIP AND RESPREAD GRAVEL WETLAND EDGE (TYP.) WETLAND EDGE WETLAND EDGE (TYP.) ROW ROW ROW ROW REMOVE CHAIN LINK FENCE TO NEAREST POST CLEAR AND GRUB AREA MARKED BY ENGINEER CLEAR AND GRUB AREA MARKED BY ENGINEER 955 960960 953 953 954954 956 956 957 957 95 8 958 959959961961962962963963964964 955 955960 954 954956 956 957 957 958 958 959 959 961 95 0 9 5 5 94 7 94 8 94 9 951 952 9 5 3 9 5 4 9 5 6 95 7 9 5 8 95 0 95 0 955 95 5 95 5 955 95 5 9 6 0 960 96 0 95 1 95 1 95 2 952 9 5 3 953 95 3 95 3 953 954 95 4 95 4 954 95 4 956 9 5 6 95 6 957 9 5 7 95 7 958 9 5 8 95 8 9 5 9 959 9 5 9 961 9 6 1 9 6 2 9 6 2 95 0 94 7 948 94 9 951 95 2 950 946 947 948949 951952 95 3 954 95 5 95 1 95 1 952 95 2 953 95 3 954 95 4 95 6 9 5 7 9 5 8 9 5 9 955 960 952 953 954 956957958959 961962 950 95 5 9 5 5 955 960 949 951 952 95 3 95 4 956 95 6 95 6 957 95 7 95 7 958 959 961 962 95 5 96 0 95 4 95 6 95 7 95 8 95 9 96 1 95 5 96 0 96 5 95 695 795 895 9 96 196 296 396 4 96 6 95 0 9489499 5 1 9529 5 3 95 0 95 0 95 5 95 1 951 952 952 953 95 3 954 9 5 6 9 5 7 9 5 8 9 5 5 9 5 2 9 5 3 9 5 4 9 5 6 9 5 7 95 5 956 957 950 955 960 949 951 952 953 954 956 957 958 959 961 962 963 95 0 955 949 951 95 2 95 3 954 95 6 957 9 6 0 956 9 5 6 9 5 7 95 8 9 5 9 9 6 1 9 6 2 9 5 5 9 6 0 9549 5 4 95 6 95 7 9 5 8 9 5 9 9 6 1 9 6 2 9 4 6 9 4 7 9 4 8 9 4 9 953 953 954 954 960 957 958 959 960 957 95 8 959 96 2 963964 950 955948949951952953954 956 957 950 949951952953 961 962 963 964 9 6 0 9 5 6 95 7 95 8 9 5 9 9 6 1 961 PROTECT SANITARY SERVICE REMOVE BALL FIELD FENCE ROW PROTECT BALL FIELD FENCE AND DUGOUT REMOVE BALL FIELD FENCE REMOVE TENNIS COURT AND FENCING REMOVE BITUMINOUS PAVEMENT SALVAGE AND REINSTALL BLEACHERS CLEAR AND GRUB TREE (TYP.) SHEET NUMBER SURVEY APPROVED DESIGNED DRAWN PROJ. NO. CHECKED 193807229 SDB JJE JJE MJS SKH C-001 1. SEE SHEET G-002 AND G-003 FOR ADDITIONAL PROJECT NOTES AND LEGEND NOTES OV E R A L L E X I S T I N G C O N D I T I O N S A N D RE M O V A L S C-004 C-002C-003 C-005 Remove fencing, trees, lights, for utilities Remove fencing for road crossing Remove tennis courts and playground Clear trees for regional trail Clear trees for regional trail Remove outfield fencing Clear trees for utilities and driveway 169 Future Pickleball PAVING AND TRAILS 10’ TRPD Regional Trail w/ 2’ Shoulder Existing Crushed Path, to remain Boardwalk 8’ Asphalt Trail Rough Grade Regional Trail Aggregate Path Reuse Existing Bridge Crossing Connect to Rush Creek Reserve Development LEGEND Proposed Asphalt Proposed Concrete Proposed Regional Trail Boardwalk ADA Route C R - 1 0 CR-50 170 3/ 1 1 / 2 0 2 5 9 0 % P r o g r e s s S e t BUILDING PROGRAM / FLOOR PLAN Common area Restroom Kitchen Storage Egress 171 3/ 1 1 / 2 0 2 5 9 0 % P r o g r e s s S e t BUILDING ELEVATIONS 172 CORCORAN COMMUNITY PARK Option D Render Package 02/26/2025 BUILDING EXTERIOR: BLACK ASH 173 CORCORAN COMMUNITY PARK Option D Render Package 02/26/2025 174 CORCORAN COMMUNITY PARK Option D Render Package 02/26/2025 175 CUSTOM SILO + BARN STRUCTURE (5-12YR) Slide & Solve Panel 2-5yr & 5-12yr accessible ground level and ADA elevated play components. Rainbow Panel Magical Music Panel (4)Custom GraphicsPanels Balcony w/Telescope Twisted Climber Inclined Cliff Hanger Hypnotize Panel (2) Anywhere Seats Tower Climber Post Mount Bells STANDARD SWINGS PART#ZZXX0825,0827 W/BELT SEATS PART#ZZXX0260 W/ADA SEAT PART#ZZXX0892 W/TOT SEATPART#ZZXX0265 DYNAMIC DESCENT 3'/8'/13' 102" DYNAMIC DESCENT W/SLIDE-A-SIDE CORRUGATEDROOFADA STAIR TOWERCLIMBER TUBE SLIDEW/WINDOWS SKY PANEL W/BELL PUZZLE INSERT (deck) OVAL INSERT PANEL W/BALL MAZE INSERT (ground) 10' PLAYWOOD ARCH BRIDGE TUBE SLIDE W/WINDOWS 72" MIGHTY DESCENTSLIDE W/PRISM PASS 96" 96" CUSTOMGRAPHICS PANELW/FIBERGLASSINSERTS (deck)OVAL INSERTPANEL W/GEARSINSERT (ground) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS INCLINED CLIFF HANGER SKY PANELW/SLIDE & SOLVE INSERT CLIMBINGSQUARES CLIMBER PLAYSEAT(ground) BABBLE-ON BABBLE-ON POST MOUNT ACCESS GATE 96" 96" 96" BALCONY W/TELESCOPE(deck) ADA ANIMALTUNES PANEL(ground) POST MOUNT BELL (DECK) CUSTOMGRAPHICS PANELW/FIBERGLASSINSERTS 96" 96" SKY PANEL W/MAGICAL MUSICINSERT SKY PANELW/HYPNOTIZE PANEL 96" OVAL INSERT PANEL W/RAINBOWINSERT PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 PM CONNECTOR BRACKETBETWEEN FLAT WHEELCHAIR RAMPSZZYY6374 TRANSFER STATIONW/STEP PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECKWHEELCHAIR RAMP ZZPM7546 TWISTEDCLIMBER DYNAMIC DESCENT W/SLIDE-A-SIDE 0/96" 6'-4" 96" 76" TRANSFER STATION W/STEP 360° SPIRAL NUVO SLIDE TRI-VERSECLIMBER 6' PLAYWOODBRIDGE CUSTOM MIGHTY DESCENT SLIDE FOR HILLSIDE ZZYYB884 8'-8" 8'-3"7'-8" 12'-11" 153'-1" 77'-9" 0 5'10' 62'-8" 0 5'10' 72" 72" 72" 72" 72" 72" GLIDESLIDE LADDER CUSTOM GRAPHICPANEL W/SIGNS CUSTOM GRAPHIC PANEL W/SIGNS CUSTOM GRAPHIC PANEL W/SIGNS RIBBON CLIMBER SILO CLIMBER 11'-2" 14'-8" 14'-3" 8'-10" 11'-1" 22'-4" 22'-8" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 29 15 26 15 8 15 5 5 BPaper Size USER CAPACITY:AGE GROUP: AREA:PERIMETER: EQUIPMENT SIZE: USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 CO M M U N I T Y P A R K CO R C O R A N , M N 25-16133A 1/16"=1'0" MICHAEL BORDNER 04-MAR-2025 54'6" X 76' X 26'2" 77'9" X 153'1" 7,493 Sq. Ft. 400 Ft. 6 In. 8 Ft. 205 5-12 21 MIDWEST PLAYSCAPES, INC. 8632 Eagle Creek Circle Savage, MN 55378 STANDARD SWINGSPART#ZZXX0825,0827W/BELT SEATSPART#ZZXX0260W/ADA SEATPART#ZZXX0892W/TOT SEATPART#ZZXX0265 DYNAMICDESCENT 3'/8'/13' 102" DYNAMICDESCENTW/SLIDE-A-SIDE CORRUGATED ROOFADA STAIR TOWER CLIMBER TUBE SLIDE W/WINDOWS SKY PANELW/BELL PUZZLE INSERT (deck) OVAL INSERT PANEL W/BALL MAZE INSERT (ground) 10' PLAYWOOD ARCH BRIDGE TUBE SLIDE W/WINDOWS 72" MIGHTY DESCENT SLIDE W/PRISM PASS 96" 96" CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS (deck) OVAL INSERT PANEL W/GEARS INSERT (ground) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS INCLINED CLIFF HANGER SKY PANEL W/SLIDE & SOLVE INSERT CLIMBING SQUARES CLIMBER PLAYSEAT (ground) BABBLE-ON BABBLE-ON POST MOUNT ACCESS GATE 96" 96" 96" BALCONY W/TELESCOPE (deck) ADA ANIMAL TUNES PANEL (ground) POST MOUNT BELL (DECK) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS 96" 96" SKY PANEL W/MAGICAL MUSIC INSERT SKY PANEL W/HYPNOTIZE PANEL 96" OVAL INSERT PANEL W/ RAINBOW INSERT PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 TRANSFER STATION W/STEP PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 TWISTED CLIMBER DYNAMIC DESCENT W/SLIDE-A-SIDE 0/96" 6'-4" 96"76"TRANSFERSTATIONW/STEP 360° SPIRALNUVO SLIDETRI-VERSECLIMBER6' PLAYWOODBRIDGE CUSTOMMIGHTY DESCENTSLIDE FOR HILLSIDEZZYYB884 8'-8" 8'-3"7'-8" 12'-11" 153'-1"77'-9" 0 5'10' 62'-8" 0 5'10'72"72"72"72"72"72"GLIDESLIDE LADDER CUSTOM GRAPHICPANEL W/SIGNS CUSTOM GRAPHICPANEL W/SIGNSCUSTOM GRAPHICPANEL W/SIGNSRIBBONCLIMBERSILOCLIMBER11'-2"14'-8"14'-3"8'-10"11'-1"22'-4"22'-8" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 29 15 26 15 8 15 5 5 BPaper Size USER CAPACITY:AGE GROUP:AREA:PERIMETER:EQUIPMENT SIZE:USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 COMMUN I T Y P A R K CORCORAN, MN 25-16133A 1/16"=1'0" MICHAEL BORDNER 04-MAR-2025 54'6" X 76' X 26'2" 77'9" X 153'1" 7,493 Sq. Ft. 400 Ft. 6 In. 8 Ft.205 5-12 21 MIDWEST PLAYSCAPES, INC.8632 Eagle Creek CircleSavage, MN 55378 +11!+7! Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN (2) Steering Wheel Panels 176 CUSTOM SILO + BARN STRUCTURE (5-12YR) (2) Playwood Bridge 2-5yr & 5-12yr accessible ground level and ADA elevated play components. Tri-verse Climber Ball Maze Panel (3) Dynamic DescentSlides Glide Slide Animal Tunes Panel 360 Degree Nuvo Slide Babble-On Talk Tube Ribbon Climber ADA Bucket Seat Prism Pass STANDARD SWINGS PART#ZZXX0825,0827 W/BELT SEATS PART#ZZXX0260 W/ADA SEAT PART#ZZXX0892 W/TOT SEATPART#ZZXX0265 DYNAMIC DESCENT 3'/8'/13' 102" DYNAMIC DESCENT W/SLIDE-A-SIDE CORRUGATEDROOFADA STAIR TOWERCLIMBER TUBE SLIDEW/WINDOWS SKY PANEL W/BELL PUZZLE INSERT (deck) OVAL INSERT PANEL W/BALL MAZE INSERT (ground) 10' PLAYWOOD ARCH BRIDGE TUBE SLIDE W/WINDOWS 72" MIGHTY DESCENTSLIDE W/PRISM PASS 96" 96" CUSTOMGRAPHICS PANELW/FIBERGLASSINSERTS (deck)OVAL INSERTPANEL W/GEARSINSERT (ground) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS INCLINED CLIFF HANGER SKY PANELW/SLIDE & SOLVE INSERT CLIMBINGSQUARES CLIMBER PLAYSEAT(ground) BABBLE-ON BABBLE-ON POST MOUNT ACCESS GATE 96" 96" 96" BALCONY W/TELESCOPE(deck) ADA ANIMALTUNES PANEL(ground) POST MOUNT BELL (DECK) CUSTOMGRAPHICS PANELW/FIBERGLASSINSERTS 96" 96" SKY PANEL W/MAGICAL MUSICINSERT SKY PANELW/HYPNOTIZE PANEL 96" OVAL INSERT PANEL W/RAINBOWINSERT PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 PM CONNECTOR BRACKETBETWEEN FLAT WHEELCHAIR RAMPSZZYY6374 TRANSFER STATIONW/STEP PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECKWHEELCHAIR RAMP ZZPM7546 TWISTEDCLIMBER DYNAMIC DESCENT W/SLIDE-A-SIDE 0/96" 6'-4" 96" 76" TRANSFER STATION W/STEP 360° SPIRAL NUVO SLIDE TRI-VERSECLIMBER 6' PLAYWOODBRIDGE CUSTOM MIGHTY DESCENT SLIDE FOR HILLSIDE ZZYYB884 8'-8" 8'-3"7'-8" 12'-11" 153'-1" 77'-9" 0 5'10' 62'-8" 0 5'10' 72" 72" 72" 72" 72" 72" GLIDESLIDE LADDER CUSTOM GRAPHICPANEL W/SIGNS CUSTOM GRAPHIC PANEL W/SIGNS CUSTOM GRAPHIC PANEL W/SIGNS RIBBON CLIMBER SILO CLIMBER 11'-2" 14'-8" 14'-3" 8'-10" 11'-1" 22'-4" 22'-8" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 29 15 26 15 8 15 5 5 BPaper Size USER CAPACITY:AGE GROUP: AREA:PERIMETER: EQUIPMENT SIZE: USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 CO M M U N I T Y P A R K CO R C O R A N , M N 25-16133A 1/16"=1'0" MICHAEL BORDNER 04-MAR-2025 54'6" X 76' X 26'2" 77'9" X 153'1" 7,493 Sq. Ft. 400 Ft. 6 In. 8 Ft. 205 5-12 21 MIDWEST PLAYSCAPES, INC. 8632 Eagle Creek Circle Savage, MN 55378 STANDARD SWINGSPART#ZZXX0825,0827W/BELT SEATSPART#ZZXX0260W/ADA SEATPART#ZZXX0892W/TOT SEATPART#ZZXX0265 DYNAMICDESCENT 3'/8'/13' 102" DYNAMICDESCENTW/SLIDE-A-SIDE CORRUGATED ROOFADA STAIR TOWER CLIMBER TUBE SLIDE W/WINDOWS SKY PANELW/BELL PUZZLE INSERT (deck) OVAL INSERT PANEL W/BALL MAZE INSERT (ground) 10' PLAYWOOD ARCH BRIDGE TUBE SLIDE W/WINDOWS 72" MIGHTY DESCENT SLIDE W/PRISM PASS 96" 96" CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS (deck) OVAL INSERT PANEL W/GEARS INSERT (ground) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS INCLINED CLIFF HANGER SKY PANEL W/SLIDE & SOLVE INSERT CLIMBING SQUARES CLIMBER PLAYSEAT (ground) BABBLE-ON BABBLE-ON POST MOUNT ACCESS GATE 96" 96" 96" BALCONY W/TELESCOPE (deck) ADA ANIMAL TUNES PANEL (ground) POST MOUNT BELL (DECK) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS 96" 96" SKY PANEL W/MAGICAL MUSIC INSERT SKY PANEL W/HYPNOTIZE PANEL 96" OVAL INSERT PANEL W/ RAINBOW INSERT PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 TRANSFER STATION W/STEP PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 TWISTED CLIMBER DYNAMIC DESCENT W/SLIDE-A-SIDE 0/96" 6'-4" 96"76"TRANSFERSTATIONW/STEP 360° SPIRALNUVO SLIDETRI-VERSECLIMBER6' PLAYWOODBRIDGE CUSTOMMIGHTY DESCENTSLIDE FOR HILLSIDEZZYYB884 8'-8" 8'-3"7'-8" 12'-11" 153'-1"77'-9" 0 5'10' 62'-8" 0 5'10'72"72"72"72"72"72"GLIDESLIDE LADDER CUSTOM GRAPHICPANEL W/SIGNS CUSTOM GRAPHICPANEL W/SIGNSCUSTOM GRAPHICPANEL W/SIGNSRIBBONCLIMBERSILOCLIMBER11'-2"14'-8"14'-3"8'-10"11'-1"22'-4"22'-8" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 29 15 26 15 8 15 5 5 BPaper Size USER CAPACITY:AGE GROUP:AREA:PERIMETER:EQUIPMENT SIZE:USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 COMMUN I T Y P A R K CORCORAN, MN 25-16133A 1/16"=1'0" MICHAEL BORDNER 04-MAR-2025 54'6" X 76' X 26'2" 77'9" X 153'1" 7,493 Sq. Ft. 400 Ft. 6 In. 8 Ft.205 5-12 21 MIDWEST PLAYSCAPES, INC.8632 Eagle Creek CircleSavage, MN 55378 +11!+7! Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Bell Puzzle Panel 177 CUSTOM SILO + BARN STRUCTURE (5-12YR) STANDARD SWINGSPART#ZZXX0825,0827W/BELT SEATSPART#ZZXX0260W/ADA SEATPART#ZZXX0892W/TOT SEATPART#ZZXX0265 DYNAMICDESCENT 3'/8'/13' 102" DYNAMICDESCENTW/SLIDE-A-SIDE CORRUGATED ROOFADA STAIR TOWER CLIMBER TUBE SLIDE W/WINDOWS SKY PANELW/BELL PUZZLE INSERT (deck) OVAL INSERT PANEL W/BALL MAZE INSERT (ground) 10' PLAYWOOD ARCH BRIDGE TUBE SLIDE W/WINDOWS 72" MIGHTY DESCENT SLIDE W/PRISM PASS 96" 96" CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS (deck) OVAL INSERT PANEL W/GEARS INSERT (ground) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS INCLINED CLIFF HANGER SKY PANEL W/SLIDE & SOLVE INSERT CLIMBING SQUARES CLIMBER PLAYSEAT (ground) BABBLE-ON BABBLE-ON POST MOUNT ACCESS GATE 96" 96" 96" BALCONY W/TELESCOPE (deck) ADA ANIMAL TUNES PANEL (ground) POST MOUNT BELL (DECK) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS 96" 96" SKY PANEL W/MAGICAL MUSIC INSERT SKY PANEL W/HYPNOTIZE PANEL 96" OVAL INSERT PANEL W/ RAINBOW INSERT PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 TRANSFER STATION W/STEP PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 TWISTED CLIMBER DYNAMIC DESCENT W/SLIDE-A-SIDE 0/96" 6'-4" 96"76"TRANSFERSTATIONW/STEP 360° SPIRALNUVO SLIDETRI-VERSECLIMBER6' PLAYWOODBRIDGE CUSTOMMIGHTY DESCENTSLIDE FOR HILLSIDEZZYYB884 8'-8" 8'-3"7'-8" 12'-11" 153'-1"77'-9" 0 5'10' 62'-8" 0 5'10'72"72"72"72"72"72"GLIDESLIDE LADDER CUSTOM GRAPHICPANEL W/SIGNS CUSTOM GRAPHICPANEL W/SIGNSCUSTOM GRAPHICPANEL W/SIGNSRIBBONCLIMBERSILOCLIMBER11'-2"14'-8"14'-3"8'-10"11'-1"22'-4"22'-8" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 29 15 26 15 8 15 5 5 BPaper Size USER CAPACITY:AGE GROUP:AREA:PERIMETER:EQUIPMENT SIZE:USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 COMMUN I T Y P A R K CORCORAN, MN 25-16133A 1/16"=1'0" MICHAEL BORDNER 04-MAR-2025 54'6" X 76' X 26'2" 77'9" X 153'1" 7,493 Sq. Ft. 400 Ft. 6 In. 8 Ft.205 5-12 21 MIDWEST PLAYSCAPES, INC.8632 Eagle Creek CircleSavage, MN 55378 +11!+7! Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN 178 CUSTOM SILO + BARN STRUCTURE (5-12YR) STANDARD SWINGSPART#ZZXX0825,0827W/BELT SEATSPART#ZZXX0260W/ADA SEATPART#ZZXX0892W/TOT SEATPART#ZZXX0265 DYNAMICDESCENT 3'/8'/13' 102" DYNAMICDESCENTW/SLIDE-A-SIDE CORRUGATED ROOFADA STAIR TOWER CLIMBER TUBE SLIDE W/WINDOWS SKY PANELW/BELL PUZZLE INSERT (deck) OVAL INSERT PANEL W/BALL MAZE INSERT (ground) 10' PLAYWOOD ARCH BRIDGE TUBE SLIDE W/WINDOWS 72" MIGHTY DESCENT SLIDE W/PRISM PASS 96" 96" CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS (deck) OVAL INSERT PANEL W/GEARS INSERT (ground) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS INCLINED CLIFF HANGER SKY PANEL W/SLIDE & SOLVE INSERT CLIMBING SQUARES CLIMBER PLAYSEAT (ground) BABBLE-ON BABBLE-ON POST MOUNT ACCESS GATE 96" 96" 96" BALCONY W/TELESCOPE (deck) ADA ANIMAL TUNES PANEL (ground) POST MOUNT BELL (DECK) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS 96" 96" SKY PANEL W/MAGICAL MUSIC INSERT SKY PANEL W/HYPNOTIZE PANEL 96" OVAL INSERT PANEL W/ RAINBOW INSERT PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 TRANSFER STATION W/STEP PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 TWISTED CLIMBER DYNAMIC DESCENT W/SLIDE-A-SIDE 0/96" 6'-4" 96"76"TRANSFERSTATIONW/STEP 360° SPIRALNUVO SLIDETRI-VERSECLIMBER6' PLAYWOODBRIDGE CUSTOMMIGHTY DESCENTSLIDE FOR HILLSIDEZZYYB884 8'-8" 8'-3"7'-8" 12'-11" 153'-1"77'-9" 0 5'10' 62'-8" 0 5'10'72"72"72"72"72"72"GLIDESLIDE LADDER CUSTOM GRAPHICPANEL W/SIGNS CUSTOM GRAPHICPANEL W/SIGNSCUSTOM GRAPHICPANEL W/SIGNSRIBBONCLIMBERSILOCLIMBER11'-2"14'-8"14'-3"8'-10"11'-1"22'-4"22'-8" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 29 15 26 15 8 15 5 5 BPaper Size USER CAPACITY:AGE GROUP:AREA:PERIMETER:EQUIPMENT SIZE:USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 COMMUN I T Y P A R K CORCORAN, MN 25-16133A 1/16"=1'0" MICHAEL BORDNER 04-MAR-2025 54'6" X 76' X 26'2" 77'9" X 153'1" 7,493 Sq. Ft. 400 Ft. 6 In. 8 Ft.205 5-12 21 MIDWEST PLAYSCAPES, INC.8632 Eagle Creek CircleSavage, MN 55378 +11!+7! Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN 179 UNITY SWING W/BASKET SWING PART#ZZXX0198,0204 48" TWIST N' SHOUT SLIDE TRANSFER STATION W/STEP SILO CLIMBER NUVO SWIRL ROOF PM FARM TRACTOR STRUCTURE ZZYYC268 PLASTIC PLAYCUBES FRACTAL NET FRACTAL NET TRANSFER STEP 6'-4" 7'-2" 6'-6" 9'-10" 13'-10" 12'-8" 20'-3" 8' 0 5'10' 62'-8" 65'-2" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 9 5 9 4 3 4 3 4 BPaper Size USER CAPACITY:AGE GROUP: AREA:PERIMETER: EQUIPMENT SIZE: USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 CO M M U N I T Y P A R K CO R C O R A N , M N 25-16133A 1/8"=1'0" MICHAEL BORDNER 04-MAR-2025 28'10" X 29'3" X 10' 62'8" X 65'2" 2,530 Sq. Ft. 199 Ft. 4 In. 8 Ft. 205 2-5 21 MIDWEST PLAYSCAPES, INC. 8632 Eagle Creek Circle Savage, MN 55378 UNITY SWING W/BASKET SWING PART#ZZXX0198,0204 48"TWIST N'SHOUTSLIDETRANSFERSTATIONW/STEP SILOCLIMBERNUVOSWIRLROOF PM FARMTRACTOR STRUCTUREZZYYC268PLASTICPLAYCUBESFRACTALNETFRACTAL NETTRANSFERSTEP 6'-4"7'-2"6'-6"9'-10" 13'-10" 12'-8"20'-3"8' 0 5'10' 62'-8"65'-2" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 9 5 9 4 3 4 3 4 BPaper Size USER CAPACITY:AGE GROUP:AREA:PERIMETER:EQUIPMENT SIZE:USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 COMMUN I T Y P A R K CORCORAN, MN 25-16133A 1/8"=1'0" MICHAEL BORDNER 04-MAR-2025 28'10" X 29'3" X 10'62'8" X 65'2" 2,530 Sq. Ft. 199 Ft. 4 In. 8 Ft.205 2-5 21 MIDWEST PLAYSCAPES, INC.8632 Eagle Creek CircleSavage, MN 55378 +4!+1!+1! CUSTOM TRACTOR STRUCTURE (2-5YR) Climbing Squares Silo Climber Horse Spring Rider Tractor Tunnel Unity Steppers Playcubes Structure (2) Steering Wheel Panels Unity Swing (2) Tractor Wheel Cozy Hangout Tube Slide Cow Spring Rider Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN 2-5yr & 5-12yr accessible ground level and ADA elevated play components. 180 STANDARD SWINGSPART#ZZXX0825,0827W/BELT SEATSPART#ZZXX0260W/ADA SEATPART#ZZXX0892W/TOT SEATPART#ZZXX0265 DYNAMICDESCENT 3'/8'/13' 102" DYNAMICDESCENTW/SLIDE-A-SIDE CORRUGATED ROOFADA STAIR TOWER CLIMBER TUBE SLIDE W/WINDOWS SKY PANELW/BELL PUZZLE INSERT (deck) OVAL INSERT PANEL W/BALL MAZE INSERT (ground) 10' PLAYWOOD ARCH BRIDGE TUBE SLIDE W/WINDOWS 72" MIGHTY DESCENT SLIDE W/PRISM PASS 96" 96" CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS (deck) OVAL INSERT PANEL W/GEARS INSERT (ground) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS INCLINED CLIFF HANGER SKY PANEL W/SLIDE & SOLVE INSERT CLIMBING SQUARES CLIMBER PLAYSEAT (ground) BABBLE-ON BABBLE-ON POST MOUNT ACCESS GATE 96" 96" 96" BALCONY W/TELESCOPE (deck) ADA ANIMAL TUNES PANEL (ground) POST MOUNT BELL (DECK) CUSTOM GRAPHICS PANEL W/FIBERGLASS INSERTS 96" 96" SKY PANEL W/MAGICAL MUSIC INSERT SKY PANEL W/HYPNOTIZE PANEL 96" OVAL INSERT PANEL W/ RAINBOW INSERT PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 PM CONNECTOR BRACKET BETWEEN FLAT WHEELCHAIR RAMPS ZZYY6374 TRANSFER STATION W/STEP PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 PM 12' FLAT GROUND TO DECK WHEELCHAIR RAMP ZZYY1166 PM 12' FLAT DECK TO DECK WHEELCHAIR RAMP ZZPM7546 TWISTED CLIMBER DYNAMIC DESCENT W/SLIDE-A-SIDE 0/96" 6'-4" 96"76"TRANSFERSTATIONW/STEP 360° SPIRALNUVO SLIDETRI-VERSECLIMBER6' PLAYWOODBRIDGE CUSTOMMIGHTY DESCENTSLIDE FOR HILLSIDEZZYYB884 8'-8" 8'-3"7'-8" 12'-11" 153'-1"77'-9" 0 5'10' 62'-8" 0 5'10'72"72"72"72"72"72"GLIDESLIDE LADDER CUSTOM GRAPHICPANEL W/SIGNS CUSTOM GRAPHICPANEL W/SIGNSCUSTOM GRAPHICPANEL W/SIGNSRIBBONCLIMBERSILOCLIMBER11'-2"14'-8"14'-3"8'-10"11'-1"22'-4"22'-8" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 29 15 26 15 8 15 5 5 BPaper Size USER CAPACITY:AGE GROUP:AREA:PERIMETER:EQUIPMENT SIZE:USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 COMMUN I T Y P A R K CORCORAN, MN 25-16133A 1/16"=1'0" MICHAEL BORDNER 04-MAR-2025 54'6" X 76' X 26'2" 77'9" X 153'1" 7,493 Sq. Ft. 400 Ft. 6 In. 8 Ft.205 5-12 21 MIDWEST PLAYSCAPES, INC.8632 Eagle Creek CircleSavage, MN 55378 +11!+7! Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN CUSTOM TRACTOR STRUCTURE (2-5YR) 181 ZOOMTRAXPART#ZZXX1136ADA ZOOMTRAXPART#ZZXX1139 77'-9" 0 5'10' 68'-1"57'-6"6'-6"7'-2"6'-8"6'-7" 6'-9" Total Elevated Play Activities: Total Ground-Level Play Activities: Accessible Elevated Activities Accessible Ground-Level Activities Accessible Ground-Level Play Types Required Provided AD A S C H E D U L E 0 0 0 2 0 2 0 1 BPaper Size USER CAPACITY:AGE GROUP:AREA:PERIMETER:EQUIPMENT SIZE:USE ZONE: DATE: SCALE:PROJECT NO: FALL HEIGHT: *PLAYGROUND SUPERVISION REQUIRED DRAWN BY: ASTM F1487- CPSC #325 COMMUN I T Y P A R K CORCORAN, MN 25-16133A 1/8"=1'0" MICHAEL BORDNER 04-MAR-2025 N/A68'1" X 57'6" 2,452 Sq. Ft. 203 Ft. 4 In. 8 Ft.205 5-12 21 MIDWEST PLAYSCAPES, INC.8632 Eagle Creek CircleSavage, MN 55378 +2!+1! ADA ACCESSIBLE EMBANKEMENT SLIDES Twist N’ Shout Embankement Slide Equipment ManufacturerSales RepresentativeCommunity Park Corcoran, MN Embankement slides will be located along an ADA accessible park trail and will exit into an ADA accessible Engineered Wood Fiber certified surfacing. Mighty Descent & Dynamic Descent Embankement Slides 182 REGIONAL TRAIL •Plan to install boardwalk and rough grading in Phase 1; potential paving •Phase 2 may include paving the trail in 2026 10’ TRPD Regional Trail w/ 2’ Shoulder Boardwalk Reuse Existing Bridge Crossing Connect to Rush Creek Reserve Development Rough Grade Regional Trail 183 ALTERNATE ITEMS C R - 1 0 CR-50 C R - 1 0 Paved trails through cloverleaf Pave full parking lot Lighting 184 STAFF REPORT Agenda Item: 6.l Council Meeting: May 22, 2025 Prepared By: Dwight Klingbeil Topic: Kariniemi Acres 2nd Addition (City File 25-011) Action Required: Decision Summary The applicant, Mike Kariniemi, requests approval of a Preliminary Plat and Variance application for “Kariniemi Acres 2nd Addition”. The requested plat would realign the shared property line between 6855 Willow Drive and 6840 Rolling Hills Road. The proposal will not create any additional lots or outlots. The applicant also requests approval of a request also includes a variance to plat a lot that does not have frontage on an improved street. Options Approval or denial of Resolution 2025-46: Approving the Preliminary Plat & Variance for Kariniemi Acres 2nd Addition. Approval or denial of Resolution 2025-47: Approving the Final Plat for Kariniemi Acres 2nd Addition. Recommendation Staff recommends approval of both Resolution 2025-46 & 2025-47 as presented. Council Action Decision Attachments 1. 2024-05-22 CC Report - Kariniemi Acres 2nd Addition.pdf 185 Page 1 of 6 STAFF REPORT City Council Meeting: May 22, 2025 Prepared By: Dwight Klingbeil Topic: Kariniemi Acres 2nd Addition Preliminary Plat, Final Plat, and Variance (PIDs 33-119-23-21-0002 & 33-119-23-22-0003) (City File No. 25-011) Action Required: Decision 1.Application Request The applicant, Mike Kariniemi, requests approval of a Preliminary Plat and Variance application for “Kariniemi Acres 2nd Addition”. The requested plat would realign the shared property line between 6855 Willow Drive and 6840 Rolling Hills Road. The proposal will not create any additional lots or outlots. The applicant also requests approval of a request also includes a variance to plat a lot that does not have frontage on an improved street. 2.Planning Commission Review The public hearing was held during the May 1, 2025, Planning Commission meeting. Two residents spoke during the public hearing and wanted to know how the request would impact their private driveway agreement with the applicant. The Commission directed staff to do additional research and follow-up with the residents. After some discussion, the Commission recommended approval of the preliminary plat and variance for Kariniemi Acres 2nd Addition. 3.Background The site consists of two existing properties, 6855 Willow Drive and 6840 Rolling Hills Road. Lot 1 (6840 Rolling Hills Road) was platted in 2019 as part of the Rolling Hills Addition, and Lot 2 (6855 Willow Drive) was platted as part of Kariniemi Acres 1st Addition in 2020. The applicant would like to sell approximately 10 acres to the adjacent property to the west. Since both parcels have been previously platted, a plat is required to complete this request. Zoning and Land Use Figure 1 Project Location 186 Page 2 of 6 The site is located in the Rural Residential (RR) zoning district, and the 2040 Comprehensive Plan guides the site as Rural/Ag Residential. Lot 1 is currently a vacant lot, while Lot 2 contains an existing homestead owned by the applicant. The property is located outside of the MUSA. Surrounding Properties The properties to the north, east, west, and south of the site are also zoned RR and guided Rural/Ag Residential. These properties are used for a mix of residential and agricultural uses. Natural Characteristics of the Site The 2040 Natural Resources map identifies a number of medium quality wetlands on the site. These wetlands comprise of Shrub Swap, Shallow Marsh, Seasonally Flooded Basin. The Natural Resource Communities Quality Ranking identifies this wetland complex as a Medium Quality Wetland. These wetlands were delineated as part of the Rolling Hills Acres and Kariniemi Acres subdivisions in 2019 and 2020 respectively. Development Rights Both lots contain a single development right. The requested subdivision does not involve the reallocation of development rights and will remain consistent with the current conditions. 4. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and other City Code requirements and policies. The City Engineer’s comments are incorporated into this staff report, the detailed comments are included in the attached Engineering Memo and the approval conditions require compliance with the memo. A.Level of City Discretion in Decision-Making The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinances. If the proposal meets these standards, the City must approve the preliminary plat. The Planning Commission may choose to discuss whether they agree with Staff’s analysis that the preliminary plat is consistent with ordinance standards. Should the Commission Figure 2 Wetland Delineation of Kariniemi Acres 1st Addn. 187 Page 3 of 6 find that the preliminary plat does not comply with the City’s ordinance standards, conditions for preliminary approval can be recommended by the Commission. If the Commission recommends denial, findings of fact should be provided. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. Conditions can be applied to mitigate the impact of granting the variance. B.Consistency with Ordinance Standards Preliminary Plat The applicant is proposing a preliminary plat that will realign the shared boundary line between 6855 Willow Drive and 6840 Rolling Hills Road. This would allow approximately 10 acres of land to be transferred from Lot 2 to Lot 1. Lot Standards The table below details how the proposed plat fits within the RR district’s minimum dimension standards: RR standards Proposal Minimum lot area 2 acres 20 31.08 acres Minimum lot width 200 feet 338' - 1352' Minimum lot depth 300 feet 1025' - 1590' Minimum Principal Structure Setbacks: Front, from Major Roadways* 100 feet Front, from all other streets 50 feet 588 feet Figure 3 Preliminary Plat of Kariniemi Acres 2nd Addition 188 Page 4 of 6 Front Porch (≤ 120 square feet) 40 feet Side 25 feet 169 feet Rear 25 feet 368 feet Maximum Principal Building Height 35 feet < 35 feet *Major Roadways are state highways and county roads. Both lots comply with the minimum lot dimensional standards for the RR zoning district. Lot 2 is the only lot containing a structure. This lot complies with the minimum structural setbacks of the RR zoning district. Streets and Access No new streets are proposed as part of this plat. Lot 1 fronts Rolling Hills Road and was previously included in the Rolling Hills Acres subdivision, which required the dedication of right-of-way (ROW) to establish a 40-foot half-width ROW along Rolling Hills Road. This meets the City’s standards ROW requirement for Collector Roads, and no additional ROW will be required with this application. Lot 2 is a landlocked parcel that accesses Willow Drive through a shared private drive. However, section 945.020 Subd. 1. requires all lots to abut and have direct access to an improved street. The resulting parcel would continue to be landlocked and would not meet this standard. A variance from this standard will be required in order to approve the requested plat. Landscaping A landscaping plan is not required since this plat involves less than 4 residential units. Since no new lots or dwelling units are being created through this plat, staff finds that there is no need to require additional trees at this time. Well and Septic Since the site is located outside of the MUSA, the residential structure is required to be served by a private septic and well system. Lot 2 has an existing septic and well system located in the rear and side yard respectively. The septic system predates the 75’ minimum setback requirement from the wetland edge and is a legal nonconforming system. Wetlands A wetland delineation was conducted on this site as part of the Rolling Hills Acres and Kariniemi Acres subdivisions. These delineations found a significant amount of wetlands over the rear of Lot 1, and much of Lot 2. These wetlands are subject to the Wetland Overlay District (Section 1050.010), which includes wetland buffers, wetland buffer monument signs, and an additional 15 ft structure setback from the edge of the buffer. Septic and soil absorptions systems must also be setback 75 ft. from a delineated 189 Page 5 of 6 wetland edge. The location of the existing septic system predates this requirement and is a legal nonconforming system. The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on the City’s quality assessments of known wetlands within the City. The Natural Resources Community Quality Ranking Map identifies the wetlands on this site as medium quality wetlands. Medium quality wetlands have the following buffer requirements: Wetland Buffer Average Width 25' Wetland Buffer Width (Min.) 20' Wetland Buffer Width (Max.) 40' Structure Setback From Buffer 15' Total Buffer and Setback (Average) 40' The requirements for the Wetland Buffer Overlay District, which includes the installation of wetland monument signs and buffer establishment, have been satisfied as part of the Rolling Hills Acres and Kariniemi Acres subdivisions. Additional monument signs will need to be posted on the eastern edge of the wetlands on Lot 1. Parks and Trails Section 955.020 of the Subdivision Ordinance states, “Park Dedication is only due in cases where additional new parcels are created.” Since this preliminary plat will not create any additional lots, park dedication is not due. It is also worth noting that Lot 1 contains a trail 20’ trail easement along the existing eastern boundary line. This easement was dedicated as part of the Rolling Hills Acres subdivision. This is not shown on the applicant’s preliminary plat, and a condition of approval will require the preliminary plat be revised to include this trail easement. Variance Section 945.020, Subd. 1 outlines the standards for lot arrangements and states, “[…] all lots shall abut and have direct access to an improved street or private drive [,,,].” Lot 2 of the proposed subdivision is a landlocked parcel and would not comply with this standard. The applicant requests approval of a variance from this standard. The burden of proof is on the applicant to show that all variance standards from Section 1070.040, Subd. 2(B) are met with their request. These standards are as follows: A.That there are practical difficulties in complying with the Zoning 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. 190 Page 6 of 6 C.That the granting of the variation will not alter the essential character of the locality. D.The variance is consistent with the Comprehensive Plan. E.The City may impose conditions on the variance to address the impact of the variance. There are practical difficulties for this parcel to comply with the Lot Arrangement Standards of the Subdivision Ordinance, as Lot 2 is a landlocked parcel that is situated between several properties. This unique configuration, in conjunction with the homesite being located on a peninsula of upland surrounded by wetlands on three sides, creates a significant challenge for compliance with the frontage requirement. Extending a public road to provide frontage for the lot would necessitate significant wetland impacts, which would not be practical or desirable for a single parcel. Granting the variance would not alter the essential character of the area, as it maintains the existing legal nonconforming access, and is not worsened or intensified through this request. Staff has no reason to believe that the request would conflict with the Comprehensive Plan. Final Plat Staff reviewed the final plat application for consistency with the preliminary plat as well as City policies. Staff finds that the final plat is consistent with the preliminary plat. Summary Staff finds that the proposed preliminary plat and variance are generally consistent with the City’s Comprehensive Plan, Subdivision Ordinance, and Zoning Ordinance. The draft resolutions approve the preliminary plat and variance with conditions of approval. 5.Recommendation Move to recommend approval of the draft resolutions approving the preliminary plat and variance for Kariniemi Acres 2nd Addition. Attachments: 1.Resolution 2025-46 Approving the Preliminary Plat and Variance for “Kariniemi Acres 2nd Addition” 2.Resolution 2025-47 Approving the Final Plat for “Kariniemi Acres 2nd Addition” 3.Engineering Memo dated April 21, 2025 4.Applicant Narrative 5.Preliminary Plat 6.Final Plat 191 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-47 Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A FINAL PLAT FOR “KARINIEMI ACRES 2ND ADDITION” ON THE PROPERTY LOCATED AT 6855 WILLOW DRIVE & 6840 ROLLING HILLS ROAD (PID 33-119-23-21-0002 & 33-119-23-22-0003) (CITY FILE NO. 25-011) WHEREAS, Michael Kariniemi (“the applicant”) requested approval “Kariniemi Acres 2nd Addition” a preliminary plat and variance on the property described as follows; See Attachment A. WHEREAS, the City Council reviewed the final plat at a duly called public meeting, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a final plat subject to the following findings and conditions: 1.A final plat is approved for “Kariniemi Acres 2nd Addition” to allow a new lot configuration between two existing lots, in accordance with the plans and application received by the City on March 14, 2025, except as amended by this resolution. 2.The approval is contingent upon the following: a.Approval of the preliminary plat and variance. i.The applicant must comply with the requirements and conditions outlined in Resolution 2025-46. 3.There is no transfer of development rights between the lots within this plat. 4.The applicant must comply with all conditions in the City Engineers memo dated April 21, 2025. 5.Park dedication is not due with this final plat as there are no newly created lots. 6.Prior to closing the escrow account and release of any potential refund, the applicant must record the approving resolutions and plat mylars at Hennepin County. Proof of recording must be submitted to the City. 7.The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. 192 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-47 Page 2 of 3 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 193 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-47 Page 3 of 3 ATTACHMENT A Lot One (1), Block One (1), Rolling Hills Acres, Hennepin County, Minnesota, AND Lot Four (4), Block One (1), Kariniemi Acres Addition, Hennepin County, Minnesota. 194 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-46 Page 1 of 4 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT AND VARIANCE FOR “KARINIEMI ACRES 2ND ADDITION” ON THE PROPERTY LOCATED AT 6855 WILLOW DRIVE & 6840 ROLLING HILLS ROAD (PID 33-119-23-21-0002 & 33-119-23-22-0003) (CITY FILE NO. 25-011) WHEREAS, Michael Kariniemi (“the applicant”) requested approval “Kariniemi Acres 2nd Addition” a preliminary plat and variance on the property described as follows; See Attachment A. WHEREAS, the applicant also requested approval of a variance from the requirement that the resulting lots have frontage and access on an improved public street, and; WHEREAS, the Planning Commission reviewed the preliminary plat and variance at a duly called public hearing, and; WHEREAS, the Planning Commission recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat and variance subject to the following findings and conditions: 1. A preliminary plat is approved for “Kariniemi Acres 2nd Addition” to allow a new lot configuration between two existing lots, in accordance with the plans and application received by the City on March 14, 2025, except as amended by this resolution. 2. The requested variance from Section 945.020, Subd. 1 to allow one of the resulting lots to forego lot frontage and/or access on an improved public street based on the following findings: a. That there are practical difficulties in complying with the Zoning Ordinance. The existing lot is landlocked and has been accessed through a shared private drive for 28 years. It would be burdensome for the property to extend public right-of-way through another parcel and nearby wetlands. The use of these properties is not changing. Granting the variance allows for continued and reasonable use of both properties within the plat. b. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and was not created by the landowner. The existing lot configuration has resulted in a parcel that is surrounded by parcels on all sides without frontage to public right-of-way. Additionally, the parcel is unique in that the buildable area is on a peninsula surrounded by wetlands. c. That the granting of the variation will not alter the essential character of the locality. The requested variance is an existing condition that would not be worsened or intensified through this subdivision. 195 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-46 Page 2 of 4 d. That the variance would be in harmony with the general purposes and intent of the ordinance. The adjustment to the lot lines will allow for more orderly use of both properties involved, as the area being annexed is separated from the homesite by a wetland complex. e. The variance is consistent with the Comprehensive Plan and maintains the Rural/Ag Residential land use designation. 3. The applicant must comply with all conditions in the City Engineers Memo, dated April 21, 2025. 4. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits unless an alternative timeline is approved by the City. d. The installation of the wetland monument buffer signs according to the approved plans must be certified by a registered land surveyor. e. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f. The final seed mix to be used in establishing the wetland buffers must be approved by the City’s wetland consultant. g. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance and the Corcoran Buffer Vegetation Establishment Plan Policy. i. The City’s wetland consultant must inspect existing wetland buffers proposed to remain to confirm the existing buffers are undisturbed and are in an acceptable condition. This must be completed prior to releasing the final plat for recording. h. The minimum and maximum dimensions as well as the average width of each of the wetland buffers must be certified by the applicant’s engineer or surveyor. i. Spacing between wetland buffer monument signs cannot exceed 200 ft. 5. The applicant must submit a Wetland Buffer Plan and a Wetland Buffer Establishment Plan compliant with Section 1050.010 6. Park dedication is not due as no new lots will be created. 196 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-46 Page 3 of 4 7. The applicant must plant one overstory tree prior to release of the escrow account with the City. 8. Prior to final plat approval, the applicant must complete the following: a. Revise the preliminary plat to show the existing trail easement along Lot 1, Block 1. 9. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. 10. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must located a minimum of 5’ from the property line. 11. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limited unnecessary watering. 12. Approval of the preliminary plat shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of a final plat. 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 197 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-46 Page 4 of 4 ATTACHMENT A Lot One (1), Block One (1), Rolling Hills Acres, Hennepin County, Minnesota, AND Lot Four (4), Block One (1), Kariniemi Acres Addition, Hennepin County, Minnesota. 198 Memo To: Kevin Mattson, City Engineer/ Public Works Director From: Steve Hegland, PE Project: Kariniemi Acres 2nd Addition Date: April 21, 2025 Exhibits: This Memorandum is based on a review of the following document: 1. Preliminary Plat of Kariniemi Acres Second Addition by Otto Associates dated 01/29/2025 2. Final Plat of Kariniemi Acres Second Addition by Otto Associates Comments: General 1. An existing ROW exists of 40’ along Rolling Hills Road which is adequate for the current standards of the collector road. 2. The site plan is proposed with an existing home on Lot 2 Block 1 and no existing or proposed structures on Lot 1 Block 1. 3. No modifications to the existing home are proposed. 4. If at any time building a structure is proposed on Lot 1 Block 1, the development shall provide a full site plan and grading plan for the proposed improvements. The plan shall identify the existing and proposed elevations within the site and how grading will be proposed for the lot. 5. The proposed plan shall also identify how access will be provided for the lot. Currently a culvert exists alongside Roling Hills Road but the side of the lot abutting the public roadway has a delineated wetland than stretches across the frontage of the lot. The applicant shall permit any impacts to the wetland in accordance with WCA requirements. Additionally at the time of the site plan, the driveway location and elevation shall be reviewed to ensure no adverse impacts on adjacent parcels are created. 6. If developed, the lot will need to ensure a floodplain elevation is established in the rear of the lot and the house and any structures shall meet all necessary separation requirements. 7. No public sewer or water is available to this area and it is assume that both lots will be served via private well and septic if utilities are necessary. Applicant shall be responsible for obtaining all necessary permits for the private utilities. 8. A wetland buffer establishment plan shall be created in accordance with the City Wetland Buffer Policy. 199 20 0 20 1 BLOCK 1 1 2 Pr o j e c t N o . Re v i s e d : Ch e c k e d B y : Re q u e s t e d B y : Da t e : Dr a w n B y : Sc a l e : En g i n e e r s & L a n d S u r v e y o r s , I n c . 9 W e s t D i v i s i o n S t r e e t Bu f f a l o , M N 5 5 3 1 3 (7 6 3 ) 6 8 2 - 4 7 2 7 Fa x : ( 7 6 3 ) 6 8 2 - 3 5 2 2 ww w . o t t o a s s o c i a t e s . c o m de n o t e s 1 / 2 i n c h b y 1 4 i n c h i r o n p i p e s e t an d m a r k e d b y L i c e n s e # 4 0 0 6 2 de n o t e s i r o n m o n u m e n t f o u n d SS O C I A T E S Preliminary Plat of KARINIEMI ACRES SECOND ADDITIONN Feet 0 100 200 N Vicinity Map 1- 2 9 - 2 5 Mi k e K a r i n i e m i T. J . B . 1" = 1 0 0 ' P. E . O . I h e r e b y c e r t i f y t h a t t h i s s u r v e y , p l a n , o r re p o r t w a s p r e p a r e d b y m e o r u n d e r m y di r e c t s u p e r v i s i o n a n d t h a t I a m a d u l y Li c e n s e d L a n d S u r v e y o r u n d e r t h e l a w s of t h e S t a t e o f M i n n e s o t a . __ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ _ Pa u l E . O t t o Li c e n s e # 4 0 0 6 2 D a t e : _ _ _ _ _ _ _ _ _ _ _ _ _ 20 2 BLOCK 1 1 2 N N Vicinity Map C.R. DOC. NO. Engineers & Land Surveyors, Inc. SSOCIATES Feet 0 100 200 KARINIEMI ACRES SECOND ADDITION 20 3 STAFF REPORT Agenda Item: 6.m Council Meeting: May 22, 2025 Prepared By: Natalie Davis Topic: Fairway Shores Villas at Cook Lake Final Plat and Final PUD Plan (City File 25-010) Action Required: Decision Summary Mike Bergeron of Bergeron Homes and Development, Inc., the applicant, requests approval of a final plat and final Planned Unit Development (PUD) plan for the first phase of Fairway Shores Villas at Cook Lake which includes 24 single-family lots and 5 outlots. The proposed subdivision is located directly east of 7600 Maple Hill Road, west of Cook Lake, and northeast of the County Road 10 (Bass Lake Road) and Maple Hill Road intersection. The subject property is roughly 40 acres. Recommendation Staff recommend approval of the following: 1. Resolution 2025-58 Approving the Final PUD Plan 2. Resolution 2025-59 Approving the Final Plat and Development Contract Council Action Attachments 1. 2025-05-22 Fairway Shores FP FPUD CC Staff Report.pdf 204 Page 1 of 2 STAFF REPORT Agenda Item 6o. City Council Meeting: May 22, 2025 Prepared By: Natalie Davis McKeown Topic: Fairway Shores Villas at Cook Lake Final Plat and Final PUD Plan (PID 25-119-23-11-001) (City File No. 25-010) Action Required: Decision Review Deadline: June 17, 2025 1. Request Mike Bergeron of Bergeron Homes and Development, Inc., the applicant, requests approval of a final plat and final Planned Unit Development (PUD) plan for the first phase of Fairway Shores Villas at Cook Lake which includes 24 single-family lots and 5 outlots. The proposed subdivision is located directly east of 7600 Maple Hill Road, west of Cook Lake, and northeast of the County Road 10 (Bass Lake Road) and Maple Hill Road intersection. The subject property is roughly 40 acres. 2. Background On May 21, 2025, the Council approved a comprehensive plan amendment, rezoning, preliminary PUD plan, and preliminary plat for Fairway Shores Villas at Cook Lake. The preliminary project approvals included 75 single-family homes within a multi-phase development. 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, other City Code requirements, City policies, and the preliminary approvals. A review of the plans was coordinated with the City’s Engineer Figure 1 Site Location Map 205 Page 2 of 3 team, and their comments are incorporated into this staff report. Detailed comments are attached in the City Engineer’s Memo. The approval conditions require compliance with this memo. A. Level of Discretion in Decision-Making The City’s discretion in approving a final PUD plan is limited to whether the proposed plan is in substantial conformance with the preliminary PUD development plan. If it meets these standards, the City must approve the final PUD development plan. The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. If it meets these standards, then the City must approve the final plat. B. Consistency with Ordinance Standards Final PUD Development Plan Staff find the Final PUD Development Plan is substantially in conformance with the preliminary PUD plan approvals as discussed below. Preliminary PUD Development Plan Standards Density Calculations The post-development density that is reported to the Metropolitan Council must fall between 2-3 units per acre for the entire project overall. The applicant provided density exhibits with pre- and post-development areas for the entire project. A condition of approval is for these to be revised for just this first phase of the development (netting out Outlot E from the site area since this outlot is subject to further development). Based on staff’s estimate of the pre-development for this phase, the anticipated density is 1.53 units an acre. However, this does not yet factor in wetland buffers or the trail corridor. Additionally, it should be noted that the first phase includes most of the wetlands, so it is anticipated the next phase(s) will come in at a higher density. It is typical for some phases to come in higher or lower, but the project is overall consistent with the density target as long as it averages overall for the development. Lot Dimensions and Setbacks The preliminary PUD plan granted the following lot dimension and setback standards for the development: Minimum Lot Area 6,875 square feet Minimum Lot Width 55 feet Minimum Principal Structure Setbacks - Front 25 feet - Front (porch less than 120 sq. ft.) 15 feet - Side 7.5 feet - Rear 25 feet 206 Page 3 of 4 Maximum Principal Building Height 25 feet Impervious Surface Coverage 45% All lots are confirmed to exceed the minimum lot area of 6,875 square feet. The smallest lot is stated to be 6,930 square feet, and the largest lot is 13,454 square feet. The City measures lot width at the front property line except lots on the bulb of the cul- de-sac are measured at the minimum required front setback. A lot width of at least 55’ at the front setback (allowed for lots on a cul-de-sac) for Lots 6 through 9 of Block 3 needs to be confirmed. The applicant submitted an excel sheet providing the lot width at the setback; however, there appears to be some inconsistencies between the final plat data and the excel sheet. Staff were unable to confirm the lot width for these lots with 100% accuracy. The applicant must confirm the correct lot width measurements or revise accordingly. All other lots meet or exceed a minimum lot width of 55’ based on the measurements indicated on the final plat. The lots in the 1st addition appear to comply with all required setbacks and the impervious surface coverage limits. However, it is normal for building pads to adjust as residents choose their home style. Setbacks, building height, and impervious surface coverage for each lot will be confirmed with each building permit. PUD Design Standards The application must satisfy the following PUD standards: A. Appropriate Integration. PUDs shall be appropriately integrated into existing and proposed surrounding development. This does not mean the PUD reflects the specific standards of the surrounding area, such as lot size, density, setbacks, or design. While integration may be achieved through such standards, it may also be achieved through continuation of existing land use types, architectural transitions, landscaping buffering, or other means. The preliminary PUD plan was determined to meet this standard by providing similar sized, if not larger, lots near Bass Lake Crossing to the south and the proposed Chastek Family Farm development to the west. The development will continue the trail system at Bass Lake Crossing and provide a connection point to the Chastek property to the west. The development consists of single-family villas which are compatible with Bass Lake Crossing as well as the Chastek Family Farm proposal. B. Variety and Enhanced Design. Since PUDs are expected to exceed standards, most residential PUDs should include a wide variety of styles. Style refers to the exterior image and footprint, not the floor plan. Where a wide variety of styles does not make sense, the PUD should include enhanced building design that exceeds underlying standards. 207 Page 4 of 5 I. PUDs with detached homes must provide house elevations for approval. There should be no less than 5 styles of detached homes. The applicant submitted 6 concept elevations with the preliminary PUD development. Those elevations were found to comply with this standard. Additional analysis on how these elevations comply with Section 1040.040, Subd. 8 (which details architectural requirements for single-family homes within the MUSA) is discussed under the “Single- Family Design Standards” section of this report. C. Open Space. A low-density residential PUD shall provide a percentage of the project area as open space based on the requested lot width minimum as shown in the subsequent table: Proposed Lot Width Required Open Space 72’ or more 0% Less than 72’ – 65’ 7% Less than 65’ – 55’ 12% Less than 55’ 15% The development was approved with a minimum lot width of 55’ which has an open space requirement of 12%. However, the City Council approved a deviation from the 12% down to 10.6% due to the proposed enhanced wetland buffers and the trail corridor on the site that exceeded the anticipated land area as shown on the 2040 Comprehensive Plan. The calculation is based on the net pre-development area. The net pre-development area of the overall project site is 30.90 acres. This means a total of 3.28 acres of open space must be provided for the overall project. The applicant provided a revised open space exhibit with the final PUD development plan that indicates approximately 4.46 acres of open space outside of wetland buffers. This exceeds what was required for the project. The landscaping plan must be revised to identify the ground cover for the lots to confirm a different seeding mix will be used for the open space areas in order to delineate the common open space from private 208 Page 5 of 6 residential lots. A different seeding mix is shown to delineate the open space from the wetland buffers and stormwater ponds. D. Perimeter Buffer. PUDs shall provide a landscaping buffer to screen homes from arterial and major collector roads. This standard is not applicable to this application. E. Public Accessibility. When a PUD includes natural features such as creeks, streams, ponds, and lakes, the PUD shall provide public access to these features. It was determined this standard was satisfied in the preliminary PUD plan with the proposed public trail alignment running along the Cook Lake wetland complex. The final PUD development plan is consistent with preliminary trail alignment. F. Discretionary Standards. In addition to the above standards, the City Council may impose such other standards for a PUD project as are reasonable and as the Council deems are necessary to protect and promote the general health, safety, and welfare of the community and surrounding areas. Figure 2 Open Space Plan 209 Page 6 of 7 The City Council did not add any additional standards to protect and promote the general health, safety, and welfare of the community as part of the preliminary PUD development plan. G. Prohibited Features and Modifications. It was determined the preliminary PUD development plan did not include any of the following prohibited features: I. The City will not grant side setbacks that result in less than a 15-foot minimum required separation between two detached dwellings. II. PUDs with detached homes shall be designed to avoid interior perimeter roads that are parallel to arterial roadways. Roadways should be curvilinear wherever feasible with a variety of building orientation along arterial roadways. III. PUDs cannot request flexibility from meeting the minimum required screening and/or buffering standards otherwise required in the Zoning Ordinance unless the applicant can show there is a site constraint out of their control that justifies a deviation from these requirements, proposes an alternative screening method that will meet the intent of the requirements, and/or proposes relocating screening methods to a more beneficial location within the development. PUD Benefits The following PUD public benefits were identified in the preliminary PUD plan: - Natural resources preservation o A high-quality Maple/Basswood community is found on the City’s Natural Resources Inventory Areas map that follows the Cook Lake wetland complex and the wetland lobe that goes into the center of the site. o The applicant was required to preserve 50% of the healthy trees on the site. The Final Tree Preservation plan The Tree Preservation plan submitted by the applicant provides a tree inventory which indicates 206 significant trees were identified on this site as well as the Maple Grove piece under the same ownership. The final Tree Preservation plan inventory indicates 191 trees are meant to be saved with only 15 trees to be removed (dead trees identified on the survey are exempt). It appears roughly 80 of the significant trees are located on the Maple Grove property, and none are proposed to be removed. On the Corcoran property, staff inferred there are roughly 101 trees that are proposed to be preserved on the Tree Preservation plan. This suggests over 85% of the significant trees are intended to be preserved, which exceeds the requirement of the preliminary PUD development plan. 210 Page 7 of 8 - Use of preferred trees in landscaping o Compliance with the Northeast District Plan’s preferred tree list was identified as a public benefit for the preliminary PUD plan. All trees and shrubs listed on the final landscape plan are from the preferred trees list or closely related, except for 10 Rhus aromatica “Gro-Low” shrubs. This species is a compact shrub that thrives in Minnesota’s climate and is adaptable to various soil types. This appears to be a similar quality to other shrubs on the NE District Plan. This is consistent with the preliminary PUD plan approval which requires primarily reliance on the NE District list. - Higher architectural standards o The applicant submitted 6 example elevations with the preliminary PUD development plan where 5 were required. Three additional detailed elevations were provided with the final PUD plan submittal. Unfortunately, the quality of the submittal made it difficult to confirm compliance with the proposed design standards regarding building material and garage percentages. However, the proposed mix of colors, materials, and architectural features shown in the preliminary PUD development plan suggest a wide variety of options will be available throughout the neighborhood, more so than what is required by code. Additionally, the proposed materials are likely to prove sturdy against a stray golf ball or two. Each house will be reviewed for compliance with the PUD approvals and City’s design standards during each building permit review which is consistent with the preliminary PUD plan approval. - Lot size variety o The preliminary PUD plan required at least 48% of the lots in the development to exceed a lot width of 75’ and at least 72% of the lots to exceed a lot area of 7,500 square feet. o This first phase with 24 lots, 7 of the lots (approx. 29%) have a lot with of at least 75’ and 22 of the lots (approx. 92%) exceed a lot area of 7,500 square feet. This is in compliance with the preliminary approvals and will continue to be tracked as future phases of the development comes in to ensure the identified minimum percentages in the preliminary approvals are satisfied. - Larger tree sizes o The preliminary approvals required the overstory deciduous trees at the time of planting be at least 3” in diameter. A size between 3”-4” in diameter is indicated on the final landscape plan for all overstory deciduous trees. 211 Page 8 of 9 - Collaboration with adjoining landowner(s) o The preliminary PUD plan determined the applicant team collaborated with the applicant team for Chastek Family Farm to the west to create a more unified plan for the larger neighborhood. This involved coordinating the trail connection, the road connections, as well as other design components, such as stormwater management. o The applicant will be required to work through these details as the Chastek site moves forward with development. - Visual termini o It was determined during the preliminary approvals that the entrance monument into the development, with a high degree of landscape proposed, satisfied the visual terminus PUD public benefit by providing neighborhood identity. A consistent design is confirmed in the final landscape plan. Figure 3 Monument Sign Design - Extensive internal landscaping o The preliminary approvals required 102 overstory trees and 11 understory trees where only 75 overstory trees are required normally. The final landscape plan reflects these quantities. - Extraordinary environmental protection 212 Page 9 of 10 o The preliminary PUD plan required that the development plan include extraordinary environmental protection with enhanced wetland buffers, particularly along Cook Lake, that exceed the required average determined by the quality of wetland. It was recognized that revisions would be needed to reduce the buffer in some areas to remove conflicts with retaining walls and the trail corridor. While the wetland buffers were reduced as compared to the preliminary plant (which is why the open space percentage increased), the grading plan confirms that the proposed wetland buffers throughout the site equal 106,917 square feet where 63,680 square feet would be required by City Code. Most of this is along Cook Lake (70,909 square feet of wetland buffer area proposed where 38,087 square feet would be required). This is consistent with the preliminary approvals. - A 25’ front setback was also identified as a PUD public benefit, and this is reflected in the site plan and will be confirmed with each building permit. - The last public benefit identified was a commitment for the applicant to work with the golf course to provide a 10’ chain link fence near the portion of the trail that overlooks the golf course. The first phase of the development is not near this area, so this detail was not provided at this time. Details on the fence will be required when the phase that dedicates the trail corridor along the north end of the site is reviewed. Single-Family Design Standards The underlying architectural standards in Section 1060.050, Subd. 1(B) as well as Section 1040.040, Subd 8 apply to this project except for where the following flexibilities were granted: - Allowance to utilize up to 85% of a single material on front elevations (James Hardie siding or LP SmartSide). - Allowance to have garages comprise up to 65% of the viewable ground floor street- facing linear building frontage (where 55% is the underlying maximum) on up to 13 lots with a width of 60’ – 70’. These lots will be located on Block 5 and near the golf course. o Block 5 of the preliminary plat equates to Block 3 in this first phase of the development. The applicant submitted 6 concept elevations as examples in the preliminary PUD plans. Three additional example elevations to provide measurements and percentages were provided with the final submittal, but the quality made the elevations difficult to review. However, it looks like the architectural design standards can be achieved with the proposed elevations. The applicant has not yet identified which lots on Block 3 will have a higher garage percentage. This will be tracked and reviewed with each building 213 Page 10 of 11 permit along with compliance with the other underlying architectural standards; this is consistent with the preliminary PUD plan approvals. Each elevation facing a street must use a minimum of 2 different materials and/or styles compatible with the front elevation. The following lots appear to have multiple facades that are oriented or visible to a public street: - Block 1: Lot 7 - Block 2: Lot 2 - Block 3: Lot 1 and 15 Wetlands The applicant team submitted a buffer establishment plan that fully complies with the standards in Section 1050.010 and the City’s Wetland Buffer Establishment Policy. However, staff noted there appears to be a discrepancy between the square footage of the buffer area noted on the grading plan and the wetland buffer establishment plan. A condition of approval is for these plans to be updated so that the data is consistent on both plans. Landscaping Per Section 1060.070, dwelling units shall provide a minimum of 1 overstory tree. This means 75 overstory trees must be planted within the new development. The landscape plan notes that 102 overstory trees are provided in addition to 11 understory trees. A variety of tree species are proposed, and all are below the 33% maximum for any one species. Shrubs are also proposed around the entrance/monument sign for the development. This project is subject to the newly adopted buffer yard requirements along the west and south boundary line. Considering the approved and proposed developments along these boundaries, a 25’ setback requirement was approved as part of the preliminary PUD approval plan. Within this area, plantings are allowed. However, no passive recreation, paths, storage containers, lighting fixtures, raised planting beds, or any permanent structures are allowed. Temporary structures, such as benches. Stormwater and bio-retention ponds are also allowed to encroach up to a maximum of 10’ of the required buffer yard. These areas are placed in a conservation easement. However, since there is no vegetation in this area, the preliminary PUD approval resolution clarifies the limitation to the use of these areas, and this is further identified in the final PUD plan resolution. the limitation to limit the use of these areas. Specifically, the resolution states Lots 1-7 of Block 1 and Lots 9-12 of Block 3 are subject to a 25’ rear setback (as no side lot lines abut the neighboring developments) that must comply with the use provisions of buffer yards as outlined in Section 1060.070, Subd. 2(J)(i). The applicant also proposed language in the Homeowners Association documents to address this limitation. 214 Page 11 of 12 Streets/Access The primary access into the development will be provided by an extension of Fir Lane N. The southwest and northwest portions of the site provide additional connections to the property to the west for eventual access to Maple Hill Road. These additional connections were deemed necessary by Public Safety for long-term emergency planning. A temporary turnaround will be required at Fir Lane at the northern extent of the boundary for this first phase. A temporary turnaround agreement is required. Sidewalks The site plan reflects a sidewalk on the east side of Fir Lane North and on the north side of 76th Ave. Parking Section 1060.060, Subd. 9 requires 2 parking spaces for a single-family home. The plans submitted indicate a 25’ driveway in addition to garages for each lot. This combination provides more than 2 parking spaces for each home. The plans indicate “no parking” signs as required, with some revisions in the specific locations noted in the Engineering Memo. Utilities, Grading, and Stormwater The Engineering Memo provides a detailed comments related to utilities, grading, and stormwater that must be addressed prior to release of the final plat for recording. The applicant is required to comply with the requirements outlined in the Engineering Memo. Easements Drainage and utility (D&U) easements are required over all outlots, wetlands, wetland buffers, the 100-year floodplain, and at the perimeter of lot lines. A temporary drainage and utility easement can be placed over Outlot E since that will expire upon re-platting for the next phase. The Engineering Memo has additional notes and requirements related to easements. Additionally, an easement will need to be obtained from the Chastek development to the west in order to manage stormwater as currently shown, otherwise the plans must be revised. Lighting Street lighting locations are not currently shown on the development plans. Final location will be reviewed and determined with the small utility permit. Per staff’s most recent understanding of the electrical company boundaries, Wright Hennepin will provide the street lighting for this development. Lighting must comply with the lighting requirements of Section 1060.040 of the Zoning Ordinance. Sign 215 Page 12 of 13 The City’s sign ordinance allows residential subdivisions of more than 6 lots up to 2 monument signs of up to 6’ tall with a sign copy area of 32 sq. ft. All signs must be setback 10 feet from all property lines. The area around freestanding signs shall be landscaped with plantings and maintained in such a manner to accent and enhance the sign. The site plan and landscaping plan confirm compliance with the setback and landscaping requirements. Additional details on the design and size of the sign were not provided. A permanent sign permit will be required, and compliance with Chapter 84 of the City Code will be confirmed during the permit review. Off-Road Trail Staff estimate the plans reflect a trail easement of roughly 0.24 acres to be provided in the first phase of this development. The exact acreage to be dedicated as part of this first phase must be confirmed by the applicant. The trail was relocated so as to not conflict with wetland buffers which was a concern with the preliminary plans. The developer is responsible for “making certain improvements for park, playground, trail, and public open space purposes, including, but not limited to, finished grading, and ground cover for all park, playground, trail, and public open spaces within their developments. No credit towards the required dedication shall be given for this work. The City reserves the right to pave the trails or require the developer to pave off-road trails. Should the City require the developer to pave the trails, the City will reimburse the Developer for the costs for paving the trail per the adopted fee schedule.” Figure 4 Site Plan Indicating Entrance Monument 216 Page 13 of 14 Park Dedication Calculation Staff estimate the pre-developable acreage of this first phase is 15.71 acres. The applicant is required to provide a revised exhibit that confirms the pre-developable acreage as a condition of approval. Additionally, staff’s estimates the off-road trail corridor is roughly 0.24 acres to be confirmed by the applicant as a condition of approval. The current park dedication ordinance requires 10% of the land area (or the market value of that land) for a low-density residential development. In this case, the developer would be required to dedicate the following: - 10% of 15.71 = 1.571 acres Therefore, park dedication for this first phase will be handled as a combination of land and cash-in-lieu of land. The 2025 fee schedule provides that the park dedication fee for a single-family unit is $5,954. Park dedication is based on the adopted fee schedule in place at the time of the final plat, the anticipated cash due is as follows: - 24 single-family units x $5,954 = $142,896 - Less 15.28% = $21,830.08 - Remaining Estimated Cash Due = $121,065.90 Figure 5 Site Plan Showing Trail Corridor for First Phase 217 Page 14 of 15 Development Phasing A phasing plan was submitted with the final PUD plan application. It simply places anything not included in this first phase in a “future” phase. It does not provide specifics as to whether one or more additional phases are anticipated. It is likely that this provides the developer and builder flexibility based on market demand. It was anticipated with the preliminary PUD plan that this would be a three-phase project. Public Safety Comments The Public Safety team reviewed the final plans at their meeting on May 7, 2025. The only comments at that time were related to hydrant locations as follows: • Desired hydrant locations: o On the northeast or southeast corner of 76th Ave and Fir lane. o At the end of the cul-de-sac on 76th Ave. o Mid-block of Fir Lane North. • Hydrants are located on the opposite side of the sidewalk side (no parking side of the street) Approval of final fire hydrant locations with the Fire Chief is a condition of approval. Final Plat The applicant requests approval of a final plat for 24 single-family residential home lots and 5 outlots. The final plat is consistent with the approved preliminary plat. Conclusion Staff find that the proposed final PUD plan and final plat are consistent with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and preliminary approvals. The staff report noted the outstanding issues that must be addressed, and staff included conditions in the attached resolutions to address these issues. 4. Recommendation Staff recommend approval of the following: Figure 6 Final Plat 218 Page 15 of 15 1. Resolution 2025-58 Approving the Final PUD Plan 2. Resolution 2025-59 Approving the Final Plat and Development Contract Attachments: 1. Resolution 2025-58 Approving the Final PUD Plan for Fairway Shores Villas at Cook Lake 2. Resolution 2025-59 Approving the Final Plat and Development Contract for Fairway Shores Villas at Cook Lake 3. Draft Development Contract 4. Engineering Memo 5. Plan Set 219 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-58 Page 1 of 5 Motion By: Seconded By: APPROVING FINAL PLANNED UNIT DEVELOPMENT PLAN FOR “FAIRWAY SHORES VILLAS AT COOK LAKE” LOCATED NORTH OF FIR LANE NORTH AND WEST OF COOK LAKE FOR BERGERON HOMES AND DEVELOPMENT INC. (PID 25-119-23-11-0001) (CITY FILE NO. 25-010) WHEREAS, Bergeron Homes and Development Inc. (the “applicant”) requested approval of a final planned unit development (PUD) plan for “Fairway Shores Villas at Cook Lake” for 24 new residential units on property legally described as: See Attachment A NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a final PUD plan, subject to the following conditions: 1. A final PUD plan is approved to create 24 residential lots for “Fairway Shores Villas at Cook Lake” in accordance with the plans and application received by the City on February 27, 2025 and additional information received on April 4, 2025, April 8, 2025, April 9, 2025, April 11, 2025, and April 18, 2025, except as amended by this resolution. 1. Approval is subject to the preliminary approvals (Resolution 2025-55 and 2025-56). 2. Approval is contingent upon approval of the final plat (Resolution 2025-59). 3. The applicant shall comply with all requirements of the City Engineer’s memo dated May 8, 2025. 4. Fire hydrant locations are subject to approval by the Rogers Fire Chief. 5. The HOA shall be responsible for the maintenance of: a. Landscaping and any irrigation in the common areas. b. Wetland and pond buffer areas. c. Sidewalks. d. All common areas, including signage, lighting, an landscaping in those areas. e. Tree Preservation area as noted in the Tree Preservation Plan. 6. The HOA documents should also address the required buffer yard setback and limitations applicable to Lots 1-7, Block 1 and Lots 9-12, Block 3 as indicated on the final plat. 7. Ongoing coordination with development components with the Chastek property to the west is required to ensure trail alignment and effective stormwater management. 220 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-58 Page 2 of 5 8. The following lots, as indicated on the final plat, will have multiple house facades that are oriented or visible to a public street. Elevations facing a street are subject to 2 different materials and/or styles compatible with the front elevation. a. Lot 7, Block 1 b. Lot 2, Block 2 c. Lot 1 and Lot 15, Block 3 FURTHER, prior to release of final plat for recording the applicant must complete the following: 9. Park dedication shall be satisfied through a combination of cash-in-lieu of land, dedication of trail easement, and pavement of trails as shown on plans. Park dedication will be based on the park dedication ordinance in plat at the time of the final plat approval. a. Park dedication is required based on the finding the development will add 24 net single-family units to the City. b. Residents of the development will need access to nearby existing and future trails that do not exist today as guided by the Comprehensive Plan. c. Park dedication shall be land due at the time of final plat for dedication of an off-road trail, with final gross and net area calculations to be provided by the applicant for the purpose of calculating park dedication. 10. Confirmation of a minimum lot width of 55-feet when measured at the minimum front setback for Lots 6 through 9 of Block 3 must be provided by the applicant or the final plat must be revised accordingly. 11. The landscaping plan must be revised to identify the ground cover for the private residential lots to confirm a different seeding mix shall be used for the open space areas in order to delineate the common open space from private residential lots. 12. The data on the wetland buffer size must be consistent between the grading plan and the wetland buffer establishment plan. 13. The applicant must provide revised density exhibits that identify the gross and net acreage applicable to this first phase of the development. 14. The applicant must provide the area of the trail corridor to be dedicated with this first phase of the development. 15. Revise plans to satisfy all Engineering Requirements. 16. Lighting shall comply with the requirements of Section 1060.040 of the Zoning Ordinance and generally be placed on the sidewalk side of the street. a. The applicant shall work with City staff to finalize the street locations. 17. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. 221 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-58 Page 3 of 5 b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. e. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. FURTHER, the following items must be addressed prior to issuance of building permits: 18. The applicant must file the final plat at Hennepin County within 2 years of the date of approval, or the approval shall expire. 19. Compliance with setbacks, building height, impervious surface coverage, and all applicable architectural design standards will be confirmed with the submittal of each building permit. 20. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and shown on plans. 21. The plans must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of the approved locations shall be provided to the City. 22. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. 23. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 222 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-58 Page 4 of 5 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 223 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-58 Page 5 of 5 ATTACHMENT A The Northeast Quarter of the Northeast Quarter of Section 25, Township 119, Range 23. (Torrens Property) Torrens Certificate No. 1017215 224 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-59 Page 1 of 4 Motion By: Seconded By: APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR “FAIRWAY SHORES VILLAS AT COOK LAKE” LOCATED NORTH OF FIR LANE NORTH AND WEST OF COOK LAKE FOR BERGERON HOMES AND DEVELOPMENT INC. (PID 25-119-23-11-0001) (CITY FILE NO. 25-010) WHEREAS, Bergeron Homes and Development Inc. (the “applicant”) requested approval of a final plat for “Fairway Shores Villas at Cook Lake” for 24 new residential units and 5 outlots on property legally described as: See Attachment A NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request for a final plat and development contract, subject to the following conditions: 1. A final plat is approved to create 24 residential lots for “Fairway Shores Villas at Cook Lake” in accordance with the plans and application received by the City on February 27, 2025 and additional information received on April 4, 2025, April 8, 2025, April 9, 2025, April 11, 2025, and April 18, 2025, except as amended by this resolution. 2. Approval is subject to the preliminary approvals (Resolution 2025-55 and 2025-56) and the final PUD approval for the project (2025-58). 3. An encroachment and maintenance agreement shall be required for all site improvements or items placed within the City ROW or easements, including the development monument sign. 4. A stormwater easement agreement with the property to the east is required for the plans as currently shown or revisions must be submitted to manage stormwater entirely within the development. 5. The applicant shall comply with all requirements of the City Engineer’s memo dated May 8, 2025. 6. Park dedication shall be as required by Resolution 2025-58 approving the final PUD development plan. FURTHER, prior to release of the final plat for recording: 7. The following documents must be executed and approved by the City Attorney: a. Development Contract b. Trail Easement c. Temporary Turnaround Agreement d. Temporary Drainage and Utility Easement e. Encroachment and Maintenance Agreement f. Stormwater Maintenance Agreement 225 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-59 Page 2 of 4 g. Stormwater Easement Agreement h. Homeowners Association Documents 8. Letter of credit must be in place and all fees paid. 9. The final plat must be revised to provide drainage and utility easement over all outlots unless a temporary drainage and utility easement is provided. FURTHER, that the following conditions must be met prior to issuance of building permits: 10. The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. 11. Record the approving resolutions and associated documents at Hennepin County and provide proof of recording to the City. 12. The following documents must be recorded at Hennepin County: a. All Approving Resolutions b. Development Contract c. Trail Easement d. Temporary Turnaround Agreement e. Temporary Drainage and Utility Easement f. Encroachment and Maintenance Agreement g. Stormwater Maintenance Agreement h. Stormwater Easement Agreement i. Homeowners Association Documents 13. Wetland buffer plantings must be installed unless an alternative timeline is approved by the City. a. A wetland buffer specialist from the City shall be present to observe the seeding of wetland buffer plantings. Seed varieties, amounts, equipment and cover crop species shall be inspected. b. Wetland buffers shall be seeded during the grading process when conditions are appropriate. c. Wetland buffers shall be seeded and/or planted as directed by the Corcoran Buffer Vegetation Establishment Plan. FURTHER, that the following conditions must be met prior to release of remaining escrow: 14. Lot corner monuments shall be installed as required by the Subdivision Ordinance. A financial guarantee shall be required to ensure installations per City requirements. The installation of lot monuments according to the approved plan must be certified by a registered land surveyor. 15. Any request for the City to inspect the required landscaping in order to reduce financial guarantee must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly seeded/installed in compliance with the plans and specifications will suffice. 226 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-59 Page 3 of 4 16. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 227 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-59 Page 4 of 4 ATTACHMENT A The Northeast Quarter of the Northeast Quarter of Section 25, Township 119, Range 23. (Torrens Property) Torrens Certificate No. 1017215 228 Black text is permanent Blue text must be revised to fit the development. Red text may be removed depending upon the development. (Delete these notes prior to finalizing!) (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) FAIRWAY SHORES VILLAS AT COOK LAKE This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2025, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and Bergeron Homes and Development, Inc., a insert corporation type (the “Developer”) and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party”. 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Fairway Shores Villas at Cook Lake (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2. CONDITIONS OF PLAT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the plat upon City approval with the County Recorder or Registrar of Titles. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the plat, development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4. PHASED DEVELOPMENT. If the plat is a phase of a multi-phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has failed to fulfill all obligations in this Contract and the failure has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges 229 - 2 – for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. 5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi-phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless the initial phase is final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. Notwithstanding the provisions of this paragraph, in the event that changes to federal or state law prohibit or limit the City’s authority to collect the costs of off-site improvements for this project as contemplated in Section 9 herein and the parties do not mutually agree to remain bound to the terms contemplated in said Section 9, the City shall have the right to substitute off-site improvement cost collection provisions which are: 1) in compliance with applicable law; and 2) which result in reasonably comparable cost contribution from the Developer. 7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Final Plat, dated _____ Plan B – Final Grading, Drainage, and Erosion Control Plan, dated _____ Plan C – Final Sanitary Sewer, Watermain and Storm Sewer Plan, dated ____ Plan D – Final Tree Preservation and Reforestation Plan, dated _____ Plan E– Final Landscape Plan, dated _____ Plan F – Final Wetland Buffer Establishment Plan, dated _____ Plan G – Permanent Traffic Control Plan, dated _____ Plan H – Revised Preliminary Plat, dated ____ Plan I – Phasing Plan, dated ____ 8. IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: • Streets • Sanitary Sewer • Watermain • Surface Water Facilities (pipe, ponds, rain gardens, etc.) • Grading and Erosion Control • Sidewalks/Trails • Street Lighting • Underground Utilities • Street Signs and Traffic Control Signs 230 - 3 – • Landscaping • Tree Preservation • Wetland Mitigation and Buffers • Monuments Required by Minnesota Statutes • Miscellaneous Facilities In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 9. OFF-SITE PUBLIC IMPROVEMENTS. There are no off-site public improvements proposed as part of this development. 10. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 11. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Minnesota Department of Health for Watermains • NPDES Permits • MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal 231 - 4 – • DNR for Dewatering and Work in Protected Waters • City of Corcoran for Building Permits and Building Demolition • MCES for Sanitary Sewer Connections • Watershed Permits 12. TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2025, with the exception of the final wear course of asphalt on streets. The City will not accept new public streets in the 1st Addition until the conditions of this agreement are met, including 80% of the homes in the 1st Addition have received a certificate of occupancy and the streets have weathered a full winter season. Final wear course placement outside of this time frame must have the written approval of the City Engineer. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 13. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 14. CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 15. GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 16. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 17. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 232 - 5 – 18. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: • Record Drawings • Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. • The warranty/performance financial guarantee 19. PARK DEDICATION. The Developer shall dedicate to the City the park as shown on the preliminary plat. The Developer shall also dedicate to the City the trail easements identified on the preliminary plat, except as modified by the approving resolutions and construct all trails as shown on the plans. The developer shall construct the bituminous trails in the subdivision and shall work with the city on the final location within the public park. No credit shall be given for trail construction. Credit shall be given for the net area of the park land and trail easement area. The remainder of the required park dedication shall be satisfied with cash-in-lieu of land. Park dedication shall be obtained based on the phase being platted. Fairway Shores Villas at Cook Lake will have a combination of park land dedication and cash-in- lieu of land. Prior to release of the final plat, the Developer shall satisfy the park dedication requirements for this phase with a trail easement of 0.24 acres and a cash contribution of $121,065.90. The charge was calculated in accordance with Section 955 of the City’s Subdivision Ordinance as follows: 24 single family units x $5,954.00 per unit ($142,896.00) less 15.2769% of the development park dedication requirement = $121,065.90. 20. WATERMAIN / STORAGE TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a watermain/storage trunk line area charge (TLAC). The charge is calculated as follows: 15.71 net acres (based on pre-developable area) $9,681.86 per acre (Watermain & Raw Water TLAC) = $152,102.02, and 15.71 net acres (based on pre-developable area) x $13,099.76 per acre (Treatment & Storage TLAC) = $205,797.23. Future phases shall be cash with the final plat for each future phase subject to the then-current rates 21. WATER CONNECTION CHARGE. This plat is subject to a water connection charge calculated as follows: 24 single family units x $1,372.80 per unit = $32,947.20. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. The developer will be responsible for payment of the then-current water connection charge set by the City of Maple Grove. 22. SANITARY SEWER TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a sanitary sewer trunk line area charge (TLAC). The charge is calculated as follows: The charge is calculated as follows: 15.71 net acres (based on pre-developable area) x $7,919.16 per acre = $124,410.00. Future phases shall be cash with the final plat for each future phase subject to the then-current rates. 233 - 6 – The developer will also be responsible for payment of the then-current SAC fee set by the Metropolitan Council. 23. SANITARY SEWER CONNECTION CHARGE. This plat is subject to a sanitary sewer connection charge calculated as follows: 24 single family units x $1,357.95 per unit = $32,590.80. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. 24. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A. Prior to issuance of building permits other than the model home; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B. Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a model home permit. One model home will be allowed per product type (single family, twin home, townhome, etc.) per development and shall be on lots acceptable to the City. C. No sewer and water connection permits may be issued until the utilities are tested and approved by the City Engineer. D. The Developer shall comply with the City of Corcoran Engineering Design Standards. E. Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. F. Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the plat, and/or the denial of certificates of occupancy. G. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. H. Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. 25. STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. 234 - 7 – The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary as determined by the City Engineer. 26. STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance the City shall be responsible for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Wright Hennepin Electric under contract franchise with the City of Corcoran. 27. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. Further, the City shall have the right to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. 235 - 8 – F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 28. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Compliance with the conditions of the original approvals, including the PUD Final Development Plan (Resolution 2025-58) and Final Plat approval (Resolution 2025-59) is required. B. Before the City signs the final plat, the Developer shall convey the Park to the City by warranty deed, free and clear of any and all encumbrances. Before the City signs the final plat, the developer shall convey the required trail easements to the City in a form satisfactory to the City. C. The Developer shall install a temporary turnaround on the north end of Fir Lane until it is extended to the north with the adjacent second phase of the Fairway Shores Villas at Cook Lake development. Before the City signs the final plat, the Developer shall furnish the City an appropriately executed temporary turnaround easement, in recordable form. D. The Developer shall post a $2,900.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 24 lots and 5 outlots at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. E. The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. F. The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. G. Other requirements: Obtain the necessary offsite easements to perform the work as proposed in the Development Plans. 29. MISCELLANEOUS. A. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. B. Certain retaining walls will require a Building Permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a 236 - 9 – structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. C. Appropriate legal documents including, but not limited to, those regarding Homeowner Association documents, conservation easements, covenants and restrictions, as approved by the City Attorney, shall be filed with the Final Plat. D. Third parties shall have no recourse against the City under this Contract. E. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. G. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. H. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. I. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. J. The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. K. The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. 237 - 10 – L. All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. M. Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. N. Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. O. The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building, as determined by the Building Official. 30. DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 31. WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit or performance bond for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C. The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D. The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design 238 - 11 – landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. 32. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $1,831,903.29, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. 239 - 12 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System $178,213.50 $178,213.50 Watermain System $189,590.00 $189,590.00 Stormwater System $406,073.00 $406,073.00 Street Construction $392,251.25 $392,251.25 Street Lighting $450.00 $450.00 Grading/Erosion Control $500,745.00 $500,745.00 Landscaping/Tree Preservation $18,200.00 $18,200.00 Wetland Buffer Establishment $6,134.00 $6,134.00 Installing Wetland Buffer Monuments* $1,650.00 $1,650.00 Setting Iron Monuments $2,900.00 $2,900.00 SUB-TOTAL: $1,696,206.75 $1,696,206.75 City Design, Inspection and Administration (8%) $135,696.54 $135,696.54 Total: $1,831,903.29 $1,831,903.29 Total Project Cost $1,831,903.29 (1) Public Improvement/City Project. City to own and maintain after development complete. (2) Developer Installed Public Improvements. City to own and maintain after development complete. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City- approved replacement security has been provided. If the required public improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. 33. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: 240 - 13 – A. Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B. Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C. Worker’s compensation insurance, with statutory coverage, if applicable. D. Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder. Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. 34. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Water Supply Trunk line area charge – T & S (TLAC) $ 205,797.23 Water Supply Trunk line area charge – M & R (TLAC) 152,102.02 Sanitary Sewer Trunk line area charge (TLAC) 124,410.00 Park Dedication 121,065.90 Engineering Escrow 75,000.00 TOTAL CASH REQUIREMENTS LEVIED: $ 678,375.15 35. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: _______________________________ _______________________________ _______________________________ 241 - 14 – Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. The Developer shall notify the City within five (5) days of change of address. [Signatures on pages to follow] 242 CITY OF CORCORAN: BY: ______________________________________ Tom McKee, Mayor (SEAL) AND _____________________________________ Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF ___________ ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ______________________________________ NOTARY PUBLIC 243 DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF ___________ ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 244 EXHIBIT A (the “Subject Property”) Lots 1 through 7, Block 1, FAIRWAY SHORES VILLAS AT COOK LAKE, Hennepin County, Minnesota. Lots 1 and 2, Block 2, FAIRWAY SHORES VILLAS AT COOK LAKE, Hennepin County, Minnesota. Lots 1 through 15, Block 3, FAIRWAY SHORES VILLAS AT COOK LAKE, Hennepin County, Minnesota. Outlots A, B, C, D, and E, FAIRWAY SHORES VILLAS AT COOK LAKE, Hennepin County, Minnesota. 245 FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 246 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 247 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 248 Memo To: Kevin Mattson, City Engineer/ Public Works Director From: Steve Hegland, PE Project: Fairway Shores Villas at Cook Lake – Final Plat Date: May 8, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Fairway Shores Grading Plans dated February 5, 2025. 2. Fairway Shores Utility Plans dated February 5, 2025. 3. FLP Fairway shores dated February 5, 2025. 4. Tree Preservation Plan dated January 17, 2025. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. Include scale/north arrow on Sheet 8 (Drain Tile Plan). 3. An encroachment agreement shall be required with final plat for all site improvements or items placed within the City ROW or easements. 4. Update all Corcoran Standard Details to 2025 revisions. Add GEN-2, GEN-4, STO-13, WAT-11, STR- 23, AND STR-30. Plat: 1. Include note for outlots A, B, D, E: “Drainage and utility easement over all of Outlot __” unless separate self expiring easements are provided. 2. Easements shall be shown on all plan sheets. Currently missing from Sewer & Water & Street Construction sheets. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. Include FES end protection for flared ends on erosion control and grading plan. Transportation 1. Temporary turn around on Fir Lane shall match Corcoran Detail STR-26. The eastern concrete curb through the turnaround should be removed. 2. Reference Corcoran STR-30 for No Parking signs in sign schedule. 3. 76th Avenue No Parking signs to be on opposite side of street as sidewalk. 249 May 8, 2025 Fairway Shores Kevin Mattson, City Engineer/ Public Works Director Page 2 of 3 4. “No Parking in Cul-de-sac” sign at entrance to 76th Ave cul-de-sac. No other no parking signs required in cul-de-sac. 5. Install B618 curb from CBMH101 to the south around the intersection radius. 6. Show trail profile on Trail Construction plan. 7. Remove Typical Street Section detail from sheet 18 or replace with City Standards. Wear course mix and sidewalk thickness are incorrect. 8. Review landing design for Ped Ramp #2 for ADA compliance. See first note on standard plan 5- 297.250 sheet 1. Site Plans 1. Final street lighting locations will be reviewed and determined with the small utility permit. Grading /Stormwater 1. Sumps for CBMH 101-103 to be 3’ sump. 2. Match crowns for 21” and 27” pipe at CBMH 101. 3. All FES shall have a numerical or alphabetical label. 4. Add structure between OCS 100 and STMH 100A to ensure trees are protected. Based on current profile, excavation limits will be within 5’ of the tree base which will likely kill the trees during construction. 5. Keep details STO18-STO19 in the plans as general reference. Update OCS detail on page 18 to match City Standards. 6. Include 2 additional drain tile clean outs in filtration basin: 7. Street Drain tile a) Stub drain tile from CB107 to the west property boundary. b) Connect drain tile between CB110 and CB109. c) Connect drain tile between CBMH111 and CB112. d) Extend drain tile from CBMH102 to the Block 3, Lot 2/3 property line. 8. Pond Infrastructure access route required for STMH 100A Culvert 2/FES. The route should be hatched and shown on the plans. 250 May 8, 2025 Fairway Shores Kevin Mattson, City Engineer/ Public Works Director Page 3 of 3 9. Storm sewer in rear yard of Lots 101-114 (Lots 1-7 Block 1 included) shall be on the shared property line and sump connections shall be shown, or development shall obtain an easement from adjacent property for storm sewer location or ditch. 10. Temporary grading exhibit shows grading and stormwater management on adjacent property to manage runoff. Developer shall obtain an easement from adjacent property to ensure stormwater management can be managed offsite. Easement shall be permanent and not a temporary grading easement as management may be a long term solution unless the adjacent property develops. Calculations shall be provided which show that the interim condition maintain the hydrology of the wetland. Plan shall show the vegetation establishment of the drainage swale. 11. 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. A building permit will be required for the walls themselves. 12. Show driveway grades on grading plan. 13. Show EOF for all street low points near intersection of 75th PL. & Fir Lane. 14. Provide additional clarification on eastern curb line grading of Elm Lane from intersection of 77th Place to Low Point. It appears that curb line may be flat. Ensure EOF is shown and 15. Catch basins should be located at the 77th Place low point. 16. Update grading plan to clarify which trees are to be saved and removed in accordance with tree removal plan. Some trees to be removed are shown on grading which may create confusion on which are to be preserved. Watermain/Sanitary Sewer 1. Include station labels for all profiles. 2. Revise general note #2. Current water service requirement is 1” HDPE. 3. Label all valves and fittings in profile view with type and stationing. 4. Watermain is not allowed to be 29’ deep. Any watermain to be buried deeper than 12’ should be replaced at the standard watermain elevation to ensure it is accessible if needed. End of Comments 251 PL A C E FIR L A N E 76T H A V E N U E CO O K L A K E W E T L A N D W E T L A N D WE T L A N D WE T L A N D 75 T H FAIRWAY SHORES VILLAS AT COOK LAKE WETLAND INSET (SEE SHEET 2 OF 2 SHEETS) VICINITY MAP 25 2 a d d i t i o n 1 S T a d d . 1 S T a d d . f u t . a d d . f u t u r e a d d . f u t . BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final utility\1st addition\10789_site final plan exhibit.dwgSave Date:04/07/25 3 Revisions: 1.Drawn: Designed: Date: #10789 Know what's below. before you dig.Call R SITE PLAN INDEX 1 SITE PLAN LEGEND NOTES JJO 4/7/25 25 3 a d d i t i o n 1 S T a d d . a d d . f u t . a d d . f u t . BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final utility\1st addition\10789_site final plan exhibit.dwgSave Date:04/07/25 3 Revisions: 1.Drawn: Designed: Date: #10789 SITE PLAN 2JJO 4/7/25 25 4 a d d . 1 S T a d d . f u t . a d d . f u t u r e a d d . f u t . BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final utility\1st addition\10789_site final plan exhibit.dwgSave Date:04/07/25 3 Revisions: 1.Drawn: Designed: Date: #10789 SITE PLAN 3JJO 4/7/25 25 5 PLA C E FIR L A N E 76T H A V E N U E 75T H FAIRWAY SHORES VILLAS AT COOK LAKE INSET FI R L A N E 25 6 77TH PLACE PLA C E FIR L A N E F I R L A N E E L M L A N E 76T H 75T H AVENUE W E T L A N D W E T L A N D WETLAND WETLAND WETLAND WE T L A N D f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\survey\fairway shores open space exbt.dwgSave Date:04/03/25 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota PUD OPEN SPACE EXHIBIT I hereby certify that this survey, plan or report was prepared by me or under my direct supervision and that I am a duly Licensed Land Surveyor under the laws of the State of Minnesota Print Name: Signature: Date:License #: DRAWN BY: ISSUE DATE: FILE NO:1 1C# 04/04/2024 2687 SITE DATA POND I N G A R E A FIL T R A T I O N AR E A POND I N G AREA 10 0 Y R H W L 10 0 Y R H W L OH W 10 0 0 ' S H O R E L A N D T I E R WE T L A N D (R E M O V E D ) FUTURE TRAIL CONNECTION Revisions: 1.06/14/2024 City Comments. 2.09/24/2024 City Comments. 3.01/17/2025 City Comments. 4.04/07/2025 City Comments. 25 7 B A S S L A K E C R O S S I N G 1 S T A D D I T I O N BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final utility\10789_phasing.dwgSave Date:04/04/25 1 Revisions: #10789 Fairway Shores Villas at Cook Lake Corcoran, Minnesota 1ST ADD. PHASING PLAN 1 VICINITY MAP SITE Know what's below. before you dig.Call R 1 S T A D D I T I O N FUT U R E FUT U R E FUT U R E 25 8 VICINITY MAP SITE Know what's below. before you dig.Call R COVER Fairway Shores Villas at Cook Lake Grading, Development, & Erosion Control Plans Corcoran, Minnesota a d d i t i o n 1 S T 1 F U T U R E A D D I T I O N B A S S L A K E C R O S S I N G 1 S T A D D I T I O N F U T U R E A D D I T I O N C H A S T E K P R O P E R T Y R U S H C R E E K G O L F C O U R S E M A P L E H I L L E S T A T E S 2 N D A D D I T I O N C O O K L A K E H I G H L A N D S BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_cover.dwgSave Date:04/08/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 25 9 GRADING INDEX 2 WETLAND FILL SUMMARY PROPOSED WETLAND BUFFER 1-MEDIUM 3-MEDIUM 2-MEDIUM 5-LOW WETLAND 1 MEDIUM WETLAND 1 MEDIUM WETLAND 3 MEDIUM WETLAND 2 MEDIUM WETLAND 5 LOW SHORELAND TIER 1 (320') SHORELAND TIER 2 (320') SHORELAND TIER 3 (360')OHW (942.37) OHW (942.37) SHORELAND TIER 1 (320') SHORELAND TIER 2 (320')SHORELAND TIER 3 (360') BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_gr.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 26 0 GRADING, DEVELOPMENT & EROSION CONTROL PLAN 3BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_gr.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 f u t u r e a d d i t i o n 1 s t a d d i t i o n f u t u r e a d d i t i o n b a s s l a k e c r o s s i n g 1 s t a d d i t i o n c o o k l a k e h i g h l a n d s 1 s t a d d i t i o n c h a s t e k p r o p e r t y 1 s t a d d i t i o n 26 1 GRADING, DEVELOPMENT & EROSION CONTROL PLAN 4BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_gr.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 f u t u r e a d d i t i o n f u t u r e a d d i t i o n 1 s t a d d i t i o n r u s h c r e e k g o l f c o u r s e m a p l e h i l l e s t a t e s 2 n d a d d i t i o n c h a s t e k p r o p e r t y 26 2 DETAILS 5 FRA M E CUR B FR A M E BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_detail.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 26 3 DETAILS 6 968.5 965.0 INSTALL R-1642 CASTING 4" 965.0 962.6 955.0 962.6 4" 3.0'3.0' 10" DRAINTILE INV. 959.0 INSTALL FLAT TOP W/STMH CASTING RIM 968.5 10" 965.0 962.0 959.0 10" 962.0 962.6 7. 2 " 962.0 VARIES (SEE PLAN)6-10" (SEE PLAN) BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_detail.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 26 4 968 966 964 962 960 962 968 966 964 962 968 966 964 968 966 964 962 960 RETAINING WALL PROFILES 7 962 968 966 964 962 968 966 964 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_detail.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 26 5 BUFFER ESTABLISHMENT PLAN 1BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\landscape\10789_landscape.dwgSave Date:04/10/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments 6.04/07/25 - Per City CommentsPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 1 1.06/14/24 - Per City Comments 2.09/24/24 - Per City Comments 3.11/08/24 - Per City Comments 4.01/17/25 - Per City Comments 5.04/07/25 - Per City Comments WETLAND BUFFER ZONE MONUMENTS All wetland buffer zones shall be identified with markers. The owner shall be responsible for the cost of obtaining the monument signs from the City and installing the monuments. Monuments shall be on 4”x4” treated wooden posts with signage bolted to post. Signage shall face away from the wetland, and toward user property when applicable. Wetland monument sign details shall be specified by the City and provided to the applicant. Monuments shall be placed at the edge of the buffer area at all common lot lines and every 200 feet thereafter. SEEDING DATES Seeding should be conducted at appropriate times of the year. ·Seeding may be conducted from May 1 to July 1, or October 15 to freeze-up ·No seeding allowed from July 2 through October 14 without prior approval from the City. BUFFER INSTALLATION CONTRACTOR ·The contractor for buffer vegetation installation shall be qualified in native plant community installation and maintenance. ·The contractor is required to provide documentation of their qualifications as a native plant contractor and shall be under contract to perform installation of buffer vegetation and at least three years of maintenance. BUFFER SITE PREPARATION INSPECTION ·No wetland buffer vegetation installation shall occur until the contractor notifies the City that the planting site preparation is complete and ready for City inspection. ·The contractor shall not conduct buffer vegetation installation until after the City has conducted the site preparation inspection and approves the site for installation. ·Prior to installation, the City shall conduct a pre-seeding inspection to ensure that the site has been prepared properly and is ready for seeding. ··Seed bed has been finish graded with soil clumps no larger than 1” in diameter. ··Seed bed is free of vegetation. ··No debris (construction materials, garbage, rocks) are present. ··No other issues are present that would inhibit successful seeding. ·If seed bed issues are observed, the City shall notify the contractor in writing of issues needing to be resolved before seeding can commence. ·The City shall perform a follow up inspection to ensure issues have been corrected and the site is ready for seeding. ·If no issues are observed, the City shall notify the contractor that the site is ready for planting. CONTRACTOR PRE-INSTALLATION MEETING ·Prior to installation, the City shall conduct a meeting with the installation contractor, either in person, virtually, or via phone. ·The City shall confirm with the contractor the details of the approved buffer establishment plan, planting areas, seed mixes, rates, methods, and erosion control methods. ·Any proposed changes to the approved buffer establishment plan shall be confirmed with the City and are subject to City approval. BUFFER INSTALLATION OBSERVATIONS ·Following the site preparation inspection, the contractor shall confirm the seeding date with the City. ·The contractor shall contact the City by phone or onsite at least 48 hours prior to seeding to confirm installation time and date, that a City inspector will be onsite to inspect materials and equipment, and to confirm the installation plan. ·An inspector representing the City shall be present for seeding. ··The inspector will meet with the native plant installer contractor on site to review the planting plan, inspect seed, verify quantities, and review planting methods (drill or broadcast). ··The inspector shall be presented with all seed tags for inspection and have copies provided. ··The inspector shall inspect equipment to ensure proper calibration of seeder. ··The inspector shall complete an inspection form and collect photographs of the seeding operation. MAINTENANCE ·A native plant contractor shall be under contract for a period of three growing seasons to perform maintenance of all buffer vegetation and ensure compliance with buffer vegetation requirements. ·Maintenance activities may include: mowing, hand pulling of weeds, spot spraying herbicide, clipping seed heads, prescribed burning and re-seeding of bare areas . ·Long-term maintenance beyond the monitoring period shall be identified in the buffer maintenance agreement. Buffer vegetation shall be mowed every three years to prevent invasion of woody vegetation. Additional mowing to address vegetation maintenance issues may be conducted with prior approval of the City. ESCROW ·The City shall require a surety to ensure establishment of the wetland buffers. The City may draw on the surety if the contractor fails to install vegetation, monitor, or conduct maintenance or for any time spent by city staff or consultants pertaining to the wetland establishment. PERFORMANCE STANDARDS Buffer vegetation shall meet the following performance standards: 1st Monitoring Year ·2 native grass species and 2 native forb species from the seed mix shall be present throughout the seeded buffer areas. ·Invasive species cover less than 60% ·Bare ground less than 20% ·No noxious weeds present 2nd Monitoring Year ·2 species of native grass shall be dominant from the seed mix used. ·10 or more native species of grasses and forbs from the seed mix shall be present ·Bare ground less than 10% ·Invasive species cover less than 30% ·No noxious weed present 3rd Monitoring Year ·3 species of native grass shall be dominant from the seed mix used. ·14 or more native species of grasses and forbs from the seed mix shall be present ·Bare ground less than 5% ·Invasive species cover less than 20% ·No noxious weed present MONITORING ·The contractor shall conduct monitoring of the buffers for three full growing seasons to ensure proper vegetation establishment. The monitoring shall be conducted by a firm or individual knowledgeable with the establishment of native plant communities. Monitoring shall be conducted during from June through September (growing season). ·Monitoring plan shall include: ··Photos of buffer areas ··Plants species observed and percent cover (for each contiguous buffer area) ··Percent cover of non-native species ··Summary of maintenance conducted (contractor records required with dates of maintenance) ··Summary of next season’s anticipated maintenance. ·Monitoring report is due no later than December 31 of each year. Failure to submit monitoring reports by the deadline may result in the City drawing on the escrow to perform its own inspections. The City may conduct its own inspections of wetland buffers for compliance with performance standards, in response to complaints, or to verify findings of the applicant’s monitoring reports. UNAUTHORIZED ACTIVITIES Per City Statutes, buffers vegetation shall not be altered, except for vegetation maintenance activities. No structures, mowing, dumping, placing of structures, or other activities that disturb vegetation are permitted. During the monitoring period it is the contractors responsibility to address and remedy wetland buffer violations. This may include removal of materials or structures placed in the buffer, addressing violations with adjacent property owners, restoring vegetation, replacing damaged or destroyed buffer monuments, or other actions needed to restore buffer vegetation. Following the conclusion of the monitoring and City approval of the buffer, this responsibility shall be outlined in the buffer maintenance agreement. FINAL INSPECTION Following three full growing seasons and receipt of the 3rd monitoring report, the contractor may request in writing that the buffer monitoring period has been completed and the buffers are ready for final inspection, City approval, and release of all remaining escrow. ·No weed present that are listed on the State of Minnesota Noxious Weed List. ·No areas of bare ground ·Vegetation meets the 3rd Monitoring Year performance standard. ·Removal of all erosion and sediment control BMPs 1.The soil in wetland buffer strips shall be amended, as necessary, to ensure that the soil has an organic content of not less than 10 percent and not more than 20 percent. 2.Buffer zones shall be planted with Minnesota Board of Water and Soil Resources Seed Mix Mesic Prairie General 35-242. It shall be applied at a rate of 34.8 pounds per acre. This seed mix shall contain 21.55% Native grasses, 0.86% Native Sedges & Rushes, 5.75% total Native Forbs, and 71.84% cover crop, as specified by the MN BWSR. 3.Any ground cover or shrub plantings installed in buffer areas are independent of landscaping requirements set forth elsewhere in the City Code and City policy. 4.Native prairie grasses and forbs shall be planted by a qualified contractor using a drill designed for native prairie grass seedlings, such as a Truax or Nesbitt Native Grass Drill or a John Deere 1550 Power-Till Seeder. 5.No fertilizer shall be used in establishing new buffer zones, except on highly disturbed sites when deemed necessary to establish acceptable buffer vegetation and then limited to amounts indicated by an accredited soil testing laboratory. 6.All seeded areas shall be mulched immediately with clean straw at a rate of 1.5 tons per acre. Mulch shall be anchored with a disk or tackifier. On slopes that are steeper than 3:1, additional soil stabilization materials such as straw mat or coconut fiber mat shall be used, as specified in the MnDOT Seeding Manual 2024. 7.Buffer zones (both natural and created) shall be protected by silt fence during construction and the fence shall remain in place until the area crop is established. 26 6 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\prelim plans\10789_tree.dwgSave Date:02/06/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments Print Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 T1 TREE PRESERVATION PLAN 4 VICINITY MAP SITE 26 7 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\prelim plans\10789_tree.dwgSave Date:02/06/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments Print Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 TREE PRESERVATION PLAN T2 4 26 8 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\prelim plans\10789_tree.dwgSave Date:02/06/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments Print Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 TREE PRESERVATION PLAN T3 4 26 9 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\prelim plans\10789_tree.dwgSave Date:02/06/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments Print Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 TREE INVENTORY T4 4 27 0 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\landscape\10789_landscape.dwgSave Date:01/17/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments Print Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 PRELIMINARY LANDSCAPE PLAN L1 EXISTING GRADE GUY WIRE WITH WEBBING FLAGGING- ONE PER WIRE PLANTING SOIL MIXTURE (SEE SPEC.) MINIMUM 1/2 WIDTH OF ROOT BALL 4"-6" SHREDDED BARK MULCH UNDISTURBED OR STABILIZED SUBSOIL NOTE: GUY ASSEMBLY OPTIONAL BUT CONTRACTOR ASSUMES FULL RESPONSIBILITY FOR MAINTAINING TREE IN A PLUMB POSITION FOR THE DURATION OF THE GUARANTEE PERIOD GUY ASSEMBLY- 16" POLYPROPYLENE OR POLYETHYLENE (40 MIL) 1-1/2" WIDE STRAP (TYP) DOUBLE STRAND 10 GA. WIRE, 2-7" ROLLED STEEL POSTS (MnDOT 3401) @ 180° O.C. (SEE STAKING DIAGRAM) COORDINATE STAKING TO INSURE UNIFORM ORIENTATION OF GUY LINES AND STAKES 2. TRIM OUT DEAD WOOD AND WEAK AND/OR DEFORMED TWIGS. DO NOT CUT A LEADER. DO NOT PAINT CUTS. 4. PLACE PLANT IN PLANTING HOLE WITH BURLAP AND WIRE BASKET, (IF USED), INTACT. BACKFILL WITHIN APPROXIMATELY 12" OF THE TOP OF ROOTBALL, WATER PLANT. REMOVE TOP 1/3 OF THE BASKET OR THE TOP TWO HORIZONTAL RINGS, WHICHEVER IS GREATER. REMOVE ALL BURLAP AND NAILS FROM TOP 1/3 OF THE BALL. REMOVE ALL TWINE. 3. SET PLANT ON UNDISTURBED NATIVE SOIL OR THOROUGHLY COMPACTED BACKFILL SOIL. INSTALL PLANT SO THE ROOT FLARE IS AT OR UP TO 2" ABOVE THE FINISHED GRADE. 6. WATER TO SETTLE PLANTS AND FILL VOIDS. 5. PLUMB AND BACKFILL WITH BACKFILL SOIL. 7. WATER WITHIN TWO HOURS OF INSTALLATION. WATERING MUST BE SUFFICIENT TO THOROUGHLY SATURATE ROOT BALL AND PLANTING HOLE. 8. PLACE MULCH WITHIN 48 HOURS OF THE SECOND WATERING UNLESS SOIL MOISTURE IS EXCESSIVE. 1. SCARIFY BOTTOM AND SIDES OF HOLE PRIOR TO PLANTING PLAN TREE WRAP BACKFILL MIX PAINTED FLUORESCENT ORANGE WHITE FLAGGING (TYP.) DOUBLE STRAND 12 GAUGE WIRE 8" 2-PLY NYLON STRAPS 8' STEEL TEE POST- 4 INCHES HARDWOOD MULCH FROM TOP 1/3 OF THE BALL REMOVE BURLAP & ROPE UNDISTURBED SUBSOIL 4 INCH DEEP SAUCER NOTE: SEE PLANTING NOTES FOR THE TYPE OF MULCH MATERIAL TO USE. 12" 6" 2' ( M I N . ) 6" 6"3 REQUIRED AT 120 2' ( M I N . ) 6"12" UNDISTURBED SUBSOIL ( SEE LANDSCAPE NOTES FOR TYPE OF MULCH ) REMOVE BURLAP & ROPE FROM TOP 1/3 OF BALL IF SHRUB IS B & B, THEN BACKFILL MIX 4 INCHES MULCH Know what's below. before you dig.Call R 27 1 PRELIMINARY LANDSCAPE PLAN L2BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\landscape\10789_landscape.dwgSave Date:01/17/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments Print Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 27 2 SYMBOL CODE QTY BOTANICAL NAME COMMON NAME SIZE CONTAINER TREES RM 14 Acer rubrum `Northwood`Northwood Red Maple 3-4" Cal.B&B FM 9 Acer x freemanii `Sienna`Sienna Glen Maple 3-4" Cal.B&B HB 6 Celtis occidentalis Common Hackberry 3-4" Cal.B&B HS 10 Gleditsia triacanthos 'Skycole'Skyline Honeylocust 3-4" Cal.B&B HL 6 Gleditsia triacanthos inermis `Harve`Northern Acclaim Thornless Honey Locust 3-4" Cal.B&B KC 11 Gymnocladus dioica `Espresso`Kentucky Coffeetree 3-4" Cal.B&B RL 12 Tilia americana 'Redmond'Redmond Linden 3-4" Cal.B&B BL 13 Tilia americana `Boulevard`Boulevard Linden 3-4" Cal.B&B AE 10 Ulmus americana `Princeton`American Elm 3-4" Cal.B&B CONIFEROUS TREES BH 6 Picea glauca densata Black Hills Spruce 6` Ht.B&B WP 5 Pinus strobus White Pine 6` Ht.B&B ORNAMENTAL TREES SB 5 Amelanchier x grandiflora `Autumn Brilliance` Clump Form, 1.5" Cal Equivalent Autumn Brilliance Serviceberry 7` Ht.B&B CA 6 Malus x `Prairifire` Red Flowers Prairifire Crabapple 1.5" Cal.B&B SHRUBS RTD 7 Cornus sericea `Alleman`s Compact`Dwarf Red Twig Dogwood #5 Cont. DBH 9 Diervilla lonicera Dwarf Bush Honeysuckle #5 Cont. GLS 10 Rhus aromatica 'Gro-Low'Gro-Low Sumac #5 Cont. VBC 1 Viburnum trilobum `Bailey Compact` Red Fall Color Bailey`s Compact American Cranberry Bush #5 Cont. EVERGREEN SHRUBS JSG 6 Juniperus chinensis `Sea Green`Sea Green Juniper #5 Cont. GRASSES KFG 12 Calamagrostis x acutiflora `Karl Foerster`Feather Reed Grass #3 Cont. PERENNIALS DLB 35 Hemerocallis x `Baja` Red Flowers Baja Daylily #1 Cont. LRS 13 Perovskia atriplicifolia `Little Spire`Little Spire Russian Sage #1 Cont. SCS 7 Sedum spectabile `Autumn Joy`Stonecrop #1 Cont. GROUND COVERS ROCK 507 sf Rock Mulch Non-Woven Geotextile Incidental 1.5" Trap Rock Mulch 4" Depth TI 129,782 sf Type I - Turf Seed Mix Refer to notes for acceptable seeding methods Seeding Rate 180 lb/ac MnDOT Seed Mix 25-151 seed TII 45,807 sf Type II - Stormwater Seed Mix Refer to notes for acceptable seeding methods. Seeding Rate 52.0 lb/ac MnDOT Seed Mix 33-261 seed TIII 250,506 sf Type III - Native Seed Mix Refer to notes for acceptable seeding methods. Seeding Rate 50.0 lb/ac MnDOT Seed Mix 35-241 seed TIV 13,337 sf Type IV - Wetland Seed Mix Refer to notes for acceptable seeding methods. Seeding Rate 22 lb/ac MnDOT Seed Mix 34-262 seed PLANT SCHEDULE PRELIMINARY LANDSCAPE PLAN L3BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\landscape\10789_landscape.dwgSave Date:01/17/25 3 Revisions: 1.04/04/24 - Per City Comments 2.04/23/24 - Per Owner Comments 3.06/14/24 - Per City Comments 4.09/24/24 - Per City Comments 5.01/17/25 - Per City Comments Print Name: Signature: Date:License #: Drawn: Designed: Date: 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 Landscape Architect under the laws of the State of Minnesota 2/20/24 RJR 2/20/24 Ryan J. Ruttger, RLA 56346 RJR #10789 27 3 STAFF REPORT Agenda Item: 6.n Council Meeting: May 22, 2025 Prepared By: Seth Gellman. Community Development Administrative Assistant Kendra Lindahl, AICP Topic: Site Plan and Variances for St. Thomas the Apostle Catholic Church at 20020 County Road 10 (PID 23- 119-23-44-0015) (city file no. 24-045). Action Required: Decision Summary St. Thomas of the Apostle Catholic Church has submitted a request for review of a site 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. The church site plan would also require two variances: one for a drive aisle that crosses into the lot on the east and does not meet setback requirement and a second variance is for a gravel drive aisle where asphalt is required. Recommendation Move to adopt Resolution 2025-52 approving the Site Plan and two Variances, as recommended by the Planning Commission. Council Action Attachments 1. 2025-05-22 CC Packet_St Thomas.pdf 2. 2025-05-22 resolution - approving SP and VAR.docx 274 Page 1 of 12 STAFF REPORT Agenda Item ___ City Council Meeting: May 22, 2025 Prepared By: Kendra Lindahl, AICP Topic: Site Plan and Variances for St. Thomas the Apostle Catholic Church at 20020 County Road 10 (PID 23-119-23- 44-0015) (city file no. 24-045) Action Required: Decision Review Deadline: May 27, 2025 1. Request St. Thomas of the Apostle Catholic Church has submitted a request for review of a site 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. The church site plan would also require two variances: one for a drive aisle that crosses into the lot on the east and does not meet setback requirement and a second variance is for a gravel drive aisle where asphalt is required. 2. Concept Plan Review The City Council reviewed a concept plan for this site at the February 27, 2025 meeting. Council members were generally supportive of the concept but did question the height of the bell tower and whether the bell tower would be functional. The applicant’s representative said the building design was not yet final but they would review the tower height and that the bells typically only ring at the start of mass. 3. Planning Commission Review The Planning Commission reviewed this request at their May 1, 2025 meeting. Other than the applicant and representatives for the church, there was no one present to speak on this item. The Planning Commission voted 3-0 to recommend approval of the site plan and two variances. 4. 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. 275 Page 2 of 12 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. Natural Characteristics of the Site The wetland delineation shows two wetlands on the project parcel. 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. 5. Analysis A. Level of City Discretion in Decision Making The City’s discretion in approving or denying a site plan is limited to whether the proposal meets the performance standards outlined in the City Code. If It meets these standards, the City must approve the site plan. The City has a higher level of discretion with a variance because the burden of proof is on the applicant to show that the variance standards have been met. B. Consistency with Ordinance Standards Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance and City Code requirements, as well as City policies. The City Engineer’s comments are incorporated into this staff report and the detailed comments are included in the attached memo. Site Plan The site plan shows construction of a new 14,275 sq. ft. church with 102 parking stalls on the lot west of the existing church. Figure 1-Zoning Map 276 Page 3 of 12 The Church owns three pieces of property: 1. 20000 CR 10 (PID 23-119-23-44-0018) – the site of the existing church, cemetery and community center, 2. 20020 County Road 10 (PID 23-119-23-44- 0015) – the site of an existing house that has recently been demolished and 3. Outlot H, Rush Creek Reserve Addition (PID 23-119-23-44-0019) – vacant land. The survey shows the eastern two parcels as one parcel, but Hennepin County shows them as separate parcels. The ALTA survey still shows the eastern two parcels as a single parcel. The Bohlen survey must be updated to show the three separate parcels along with dimensions. This was noted in the concept plan review and has been included as a condition of approval. 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 on the eastern parcel 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 new facility is proposed on an existing 7.13-acre lot of record. The minimum lot size in the PI district is 10 acres, but Section 1030.010, Subd. 4 allows development of legal, non-conforming parcels, provided municipal sewer and water will be provided (when in the MUSA) and setback requirements can be met for the district. The development would need to comply with the P-I district standards shown in the table below: Figure 2- Site Plan 277 Page 4 of 12 Required Proposed Building Setbacks Front, from major roadways 100 ft. 315 ft. Front, from all other streets 50 ft. N/A Side 50 ft. 156 ft (west) 91 ft (east) Rear 50 ft. 335 ft. Parking Setbacks Front 100 ft. 114 ft. Side and Rear 10 ft. 10.2 ft. Maximum Principal Building Height 45 ft. 45 ft* Maximum impervious surface coverage** 70% 34.3% *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. The dimensions on the architectural drawings dated August 20, 2024 do comply with ordinance requirements; however, when the plans are scaled it appears to be a bit taller. The applicant will need to ensure compliance with the 45-foot maximum building height as part of the building permit application. Section 1030.080 of the Zoning Ordinance exempts belfries, church spires, cupolas and other items from the building height restrictions. The plans show a 70-foot tall belfry (bell tower), which complies with ordinance requirements. The parking does meet all setback requirements. However, those setbacks apply to parking and drive aisles. The drive aisle coming off of the northeast portion of the parking lot does not meet ordinance standards and the applicant is requesting 1) a variance from the 10-foot setback and 2) a variance to allow a gravel drive where paving is required. These variances are discussed later in the staff report. 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 102 parking spaces. This would meet the parking requirements for a place of worship/assembly with 408 seats. The final parking calculation would be confirmed with the building permit 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 (as noted on Sheet C200). Removal of the crosswalk should be coordinated with Hennepin County. 278 Page 5 of 12 Landscape islands and pedestrian access routes are provided in the parking lot. Buildings/Architecture The applicant has submitted the same conceptual renderings reviewed with the concept plan, which show a brick building with cut or cast stone accents. It is staff’s understanding that the church is still working to finalize the design, which must be approved by the diocese. 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 but final plans must be reviewed and approved for compliance prior to issuance of a building permit. Lighting Parking lot and building lighting comply with the standards in Section 1060.060. Light fixtures show the required cut off and freestanding poles are proposed at 25 feet high. No building lighting is shown. We expect that building lighting will be provided. Details must be provided prior to issuance of building permit to ensure compliance with ordinance standards. Signage It appears that a new monument sign is proposed near the new church driveway. Sheet C700 says “Proposed Monument Sign, See Architectural Plans”, but the architectural plans do not provide any details. Section 84.05 of the City Code allows one freestanding sign up to 64 sq. ft. However, 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. Staff has included this as a condition of approval. 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. Figure 3 - Conceptual Building Elevations 279 Page 6 of 12 - 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 the required minimum of 48 overstory trees and 79 shrubs are provided to meet the base landscape requirements. 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 plan does show compliance on the south side of the parking lot but not on the west side where parking is located. Shrubs must be planted to provide the required screening for the residential property to the west. Underground irrigation with rain sensors is required with all new non-residential development. This irrigation plan complies with these requirements. The landscape sheets shall be updated to include the City of Corcoran landscape detail sheets. 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: 1. a Buffer Yard C on the west because the adjacent church parcel is zoned RSF-2 and 2. 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 applicant has attempted to provide the C buffer yard on the west, which requires a 40 foot permanent easement with a minimum of 3 overstory plantings, 4 understory plantings and 18 shrubs or tall native plantings per 100 feet of distance. This lot line is 778 feet wide which requires 23 overstory plantings, 31 understory trees and 140 shrubs or native plantings in that permanent easement. The calculations on landscape plan (Sheet L100) do not meet these minimum requirements. The buffer yard on the west has buffer landscape gaps where the wetland and wetland buffer encroach into the buffer yard. The Code allows the City Council to deem “wetlands, lakes, rivers and streams” as an acceptable means of transitioning. However, there are areas north and south of the wetlands where the buffering requirement is not met. Staff supports the finding that the only wetland/wetland buffer areas be accepted as buffer yard without additional plantings. Figure 4 - Zoning Buffer Yard 280 Page 7 of 12 The applicant has attempted to provide the D buffer yard on the north, which requires a 40 foot permanent easement with a minimum of 8 overstory plantings, 12 understory plantings and 24 shrubs or tall native plantings per 100 feet of distance. This lot line is 397 feet wide which requires 32 overstory trees, 48 understory trees and 95 shrubs or native plantings in that permanent easement. The calculations on landscape plan (Sheet L100) do not meet these minimum requirements. The buffer yard on the north does not meet the ordinance standards. The applicant has provided ornamental grasses in the permanent buffer area, but the required trees are planted 50-60 feet south of that easement. This does not meet ordinance requirements. The plans note that the trees are planted there to avoid the existing overhead powerline easement but trees are planted in the easement area on the west property line where overhead lines will be relocated. Staff has included a condition that the formulas on the landscape plan be updated to dimension the lot lines to show compliance with ordinance standards. The plans must be revised to comply with the landscape buffer yard standards in Section 1060.070 of the Code except that the wetland and wetland buffer areas may be exempted from the buffer yard planting requirements. 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- Figure 5 - Landscape plan 281 Page 8 of 12 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, but no other comments were received. 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 was completed and is attached. 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 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 the west and north property lines accommodate the proposed structure. The applicant must coordinate with the City and the power company on the relocation. Appendix A of the Zoning Ordinance and Section 1030.090, Subd. 6 of the Zoning Ordinance require that new utilities be placed underground and compatible utilities be placed in a common trench. 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 provided comments that must be addressed. The comments are attached to the report. 282 Page 9 of 12 Variances Curb Cut on County Road 10 The applicant’s narrative requests a variance to allow a 55-foot curb cut where a maximum of 32 feet is allowed. The site plan shows one dedicated right turn lane, a center through/left turn lane and an entrance drive. The burden of proof is on the applicant to show that all of the following criteria have been met. Cities have limits on the number of curb cuts onto public streets and the width of these curb cuts (or driveways) for a variety of reasons, but the primary reason is public safety. The City manages the size of the curb cuts to ensure limited access points that are clearly demarcated so that it is clear to motorists and pedestrians where the access (i.e. conflict point) is located. The City Code adopts the City Engineering Design Standards by reference. This document limits residential driveway widths (i.e. curb cuts) to a maximum width of 25 feet and commercial/industrial curb cuts to a maximum width of 32 feet. However, in this case, the curb cut is on the County Road and Hennepin County has the authority to allow the wider curb cut or require it to be narrowed. The City has no jurisdiction on this issue. The County did not address this issue as part of their informal comments on the Concept Plan (email dated February 13, 2025) and while the formal application was shared with the County, they did not provide formal comments. The location of the curb cut and the width must be approved by Hennepin County. No variance is required from the City. Variance from Drive Aisle Setback The applicant has requested a variance from the requirement in Section 1060.060, Subd. 4 of the Zoning Ordinance which requires all parking and drive aisles to be a minimum of 10 feet from side and rear lot lines. The applicant is proposing a 13-foot wide drive aisle off the northeast corner of the parking lot that will cross over onto the eastern lot. The variance is to allow a zero setback where 10 feet is required. 1. There are practical difficulties in complying with the zoning ordinance. Hennepin County will require that the existing access to the cemetery be removed from County Road 10 as part of the development project. There is access to the cemetery from County Road 116 and from the church community room parking lot on the lot to the east. The City may find that the driveway connection is necessary to provide a connection between the church and the cemetery and requiring users to exit the church property on County Road 10 and travel to the cemetery access on County Road 116 is a practical difficulty. 283 Page 10 of 12 Alternatively, the City could find that there is no practical difficulty and the need for the variance would be eliminated if the two parcels were combined. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based is unique to this property. The church owns three parcels and the church and cemetery activities are inter- related despite being on separate parcels. The drive aisle crossing the property line and creating a zero setback is unique because staff and volunteers will need to be able to move from the church to the cemetery on a regular basis and requiring them to exit the site and travel on County Road 10 and County Road 116 to do so would be burdensome and create unnecessary travel on the county roads. Alternatively, the City could find that there is no unique circumstance and the need for the variance would be eliminated if the two parcels were combined. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The two parcels function together today and would continue to operate in a similar manner if the variance is approved. 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the PI district, which is to provide for the establishment these types of uses. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the development of the site in a manner that is consistent with the commercial uses anticipated in the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of the variance. The City could add conditions to the variance to mitigate the impact of the variance. The City could require that the drive aisle be paved on the site that is being developed as required for new development in the City. 284 Page 11 of 12 Variance for Gravel Drive The applicant has requested a variance from the requirement in Section 1060.060 Subd. 3 of the Zoning Ordinance which requires that drive aisles shall be surfaced with asphalt, concrete, or other surface as approved by the City Engineer in order to have a 13-foot wide gravel drive. 1. There are practical difficulties in complying with the zoning ordinance. The gravel drive is approximately 60 feet long between the parking lot and the east lot line where it will be extended to connect with the existing gravel drive on the parcel to the east. Requiring this short segment of the drive aisle to be paved would make maintenance of the drive aisle more expensive. Alternatively, the City could find that there is no practical difficulty and drive aisle could be paved on this lot and connect to drive aisle on the east lot and that the variance request simply moves the transition between paved and gravel areas from the parking lot to the lot line. 2. That the conditions upon which a petition for a variation is based are unique to the parcel of land for which the variance is sought and were not created by the landowner. The conditions upon which the petition is based is unique to this property. The church owns three parcels and the church and cemetery activities are inter- related despite being on separate parcels. The drive aisle crossing the property line is unique because staff and volunteers will need to be able to move from the church to the cemetery on a regular basis and having that drive aisle partially paved and partially gravel would make maintenance difficult. Alternatively, the City could find that there is no unique circumstance and that the paved drive aisle on this site could connect to the gravel portion on the adjacent lot. 3. That the granting of the variation will not alter the essential character of the locality. The granting of the variation will not alter the essential character of the locality. The drive aisle from County Road 10 to the cemetery is gravel today and this change will eliminate the access onto County Road 10 and shorten the portion of gravel drive on site. 285 Page 12 of 12 4. The proposed variance would be in harmony with the general purposes and intent of the ordinance. The variance will be in harmony with the general purpose and intent of the PI district, which is to provide for the establishment these types of uses. 5. The variance is consistent with the Comprehensive Plan. The variance would allow for the development of the site in a manner that is consistent with the commercial uses anticipated in the Comprehensive Plan. 6. The City may impose conditions on the variance to address the impact of the variance. The City could add conditions to the variance to mitigate the impact of the variance. The City could require that the drive aisle be paved on the site that is being developed as required for new development in the City. 6. Recommendation Move to adopt Resolution 2025-52 approving the Site Plan and two Variances, as recommended by the Planning Commission. Attachments 1. Resolution 2025-52 approving site plan and variances 2. Draft Development Contract 3. Site Location Map 4. Narrative dated January 30, 2025 5. Applicant variance request dated March 28, 2025 6. Feasibility Study dated April 11, 2025 7. City Engineer Memo dated April 21, 2025 8. City Engineer Stormwater memo dated April 18, 2025 9. Public Safety Memos dated January 8, 2025 and April 9, 2025 10. Hennepin County email dated February 13, 2025 11. Civil and Landscape Plans dated March 10, 2025 12. Lighting Plan dated March 11, 2025 13. Architectural plans dated May 6, 2024 286 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 1 of 6 Motion By: Seconded By: APPROVAL OF A SITE PLAN AND TWO VARIANCES ST. THOMAS THE APOSTLE CATHOLIC CHURCH AT 20020 COUNTY ROAD 10 (PID 23-119-23-44-0015) (CITY FILE NO. 24-045) WHEREAS, St. Thomas the Apostle Catholic Church (“the applicant”) is requesting approval of a site plan to allow construction of a new place of worship/assembly and two variances on property legally described as follows: See Attachment A WHEREAS, the Planning Commission has reviewed the site plan and variances at a duly called public meeting. FURTHER, that the development contract for said plat shall be completed by City staff and the Mayor and City Administrator be authorized to execute the development contract on behalf of the City; and NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1. A site plan is approved to allow for the construction of a 14,275 sq. ft. church as shown on application and plans received by the City on January 17, 2025, additional information received on March 10, 2025, March 28, 2025 and April 23, 2025, except as amended by this resolution. 2. The variance for a 0-foot drive aisle setback where 10 feet is required by1060.060 Subd. 4 of the Zoning Ordinance is approved based on the following findings: a. There are practical difficulties in complying with the zoning ordinance. Hennepin County will require that the existing access to the cemetery be removed from County Road 10 as part of the development project. There is access to the cemetery from County Road 116 and from the church community room parking lot on the lot to the east, which will be moved to the new church lot. The driveway connection is necessary to provide a connection between the church and the cemetery and requiring users to exit the church property on County Road 10 and travel to the cemetery access on County Road 116 is a practical difficulty. 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 drive aisle crossing the property line and creating a zero setback is unique because staff and volunteers will need to be able to move from the church to the cemetery on a regular basis and requiring them to exit the site and travel on County Road 10 and County Road 116 to do so would be burdensome and create unnecessary travel on the county roads. 287 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 2 of 6 c. The granting of the variation will not alter the essential character of the locality. The two parcels function together today and would continue to operate in a similar manner if the variance is approved. d. The variance will be in harmony with the general purpose and intent of the PI district, which is to provide for the establishment these types of uses. e. The variance would allow for the development of the site in a manner that is consistent with the commercial uses anticipated in the Comprehensive Plan. 3. The variance for a for a gravel drive where asphalt or concrete is required by Section 1060.060 Subd. 3 of the Zoning Ordinance is approved based on the following findings: a. There are practical difficulties in complying with the zoning ordinance. The gravel drive is approximately 60 feet long between the parking lot and the east lot line where it will be extended to connect with the existing gravel drive on the parcel to the east. Requiring this short segment of the drive aisle to be paved would make maintenance of the drive aisle more expensive. 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 church owns three parcels and the church and cemetery activities are inter-related despite being on separate parcels. The drive aisle crossing the property line is unique because staff and volunteers will need to be able to move from the church to the cemetery on a regular basis and having that drive aisle partially paved and partially gravel would make maintenance difficult. c. The granting of the variation will not alter the essential character of the locality. The drive aisle from County Road 10 to the cemetery is gravel today and this change will eliminate the access onto County Road 10 and shorten the portion of gravel drive on site. d. The variance will be in harmony with the general purpose and intent of the PI district, which is to provide for the establishment these types of uses. e. The variance would allow for the development of the site in a manner that is consistent with the commercial uses anticipated in the Comprehensive Plan. 4. A demolition permit is required prior to removal of any existing buildings. 5. All signage shall comply with the standards in Chapter 84 of the City Code. a. The existing church sign at 20000 County Road 10 (PID 23-119-23-44-0018) must be removed when the existing church is removed from that site. b. A sign permit will be required for new signage for the new church at 20020 County Road 10. c. The site plan shall be updated to show compliance with sign setback requirements. 6. The applicant must comply with all conditions in the City Engineer’s memo dated April 21, 2025. 288 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 3 of 6 7. The applicant must comply with all conditions in the City Engineer’s stormwater memo dated April 18, 2025. 8. The applicant must comply with all conditions in the feasibility study dated April 11, 2025. 9. The applicant must comply with the Public Safety Plan Review comments dated January 8, 2025 and April 9, 2025. 10. The applicant must comply with the Hennepin County email dated February 13, 2025 and must coordinate with Hennepin County on access permits and removal of the crosswalk. 11. The survey must be updated to show the three separate parcels along with lot areas and lot dimensions. 12. The trash enclosure materials shall be consistent with the principal building. The plans shall be updated to provide material details. 13. Mechanical equipment must be fully screened from view in a way that is integral to the architecture of the building. This equipment may not be located in the front yard. The plans must be revised to show compliance. 14. A revised landscape plan shall be submitted to show the following as required by Section 1060.070 of the Zoning Ordinance: a. The landscape formulas must be revised to show compliance with the ordinance numbers for the base landscaping. The lot dimensions must be shown on the plan. b. Landscaping on the west side of the parking lot must be revised to provide shrub landscaping along the length of the parking area to screen vehicle headlights to a height of at least 3 feet. c. Provide City of Corcoran Landscape details. d. Underground irrigation with rain sensors must be provided. Plan sheet L200 must be updated. e. The buffer yards on the north (Buffer yard D) and west (Buffer yard C) must be updated to comply with the standards Section 160.070, Subd. 2.J.1 of the Zoning Ordinance. These requirements are in addition to the base landscape requirements. i. Only the wetland and wetland buffer areas may be exempted from the buffer yard planting requirements. ii. The buffer yard calculations on Sheet L100 must be updated to show compliance with the minimum calculations. iii. The affected lot line dimensions must be shown on the plan. 289 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 4 of 6 15. The applicant must submit final building plans for City review. The plans must include material details, including colors, and building heights must be dimensioned to ensure compliance with Zoning Ordinance standards. 16. A final lighting plan for all building lighting must be submitted for review to ensure compliance with Section 1060.060 of the Zoning Ordinance. 17. Section 1030.090, Subd. 6 and Appendix A of the Zoning Ordinance require that new or relocated utilities be placed underground. The applicant shall work with the City and Wright Hennepin Electric to facilitate this change with the relocation of the overhead lines. 18. Easements over the wetlands and buffers are required. Exhibits and easement legal descriptions must be provided to the City for preparation of the easement in recordable form. 19. Easements over the stormwater ponds are required. Exhibits and easement legal descriptions must be provided to the City for preparation of the recordable document. 20. A stormwater management agreement must be executed and recorded. 21. A building permit is required prior to beginning construction. 22. The developer shall enter into a development agreement and submit a financial guarantee for the proposed work as outlined in the Zoning Ordinance. a. The applicant must provide a SAC determination for calculation of fees. b. The applicant must provide pre-development acreage for calculation of fees. 23. The following documents must be approved by the City Attorney: a. Development Agreement b. Stormwater Maintenance Agreement c. Easements in recordable form d. Wetland establishment and maintenance plan 24. FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant must provide updated architectural plans confirming compliance with the building height standards in the Zoning Ordinance. b. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. c. A complete set of revised plans shall be submitted showing compliance with the approval conditions in this resolution. 290 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 5 of 6 d. The applicant must record the approving resolution, development contract and any other associated documents at Hennepin County and provide proof of recording to the City. 25. FURTHER, that the following conditions must be met prior to release of remaining escrow: a. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. b. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 26. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 27. Facilities and equipment shall be removed within six months of becoming unnecessary or obsolete. 28. If trees marked for preservation are removed during construction, the applicant shall be required to provide an equivalent caliper inch replacement for the lost trees. 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 291 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 6 of 6 Attachment A – Legal Description The South forty-eight (48) rods of the East sixty (60) rods of the Southeast Quarter (SE 1/4) of Section Twenty-three (23), Township One Hundred Nineteen (119), Range Twenty-three (23), according to the government survey thereof, Hennepin County, Minnesota, except the following: a. The South one hundred sixty-five (165) feet of the East two hundred sixty-four (264) feet thereof. b. That part described as follows: Beginning at a point in the East line of said Southeast Quarter (SE 1/4), seven hundred seventy-five (775) feet North of the Southeast corner thereof; thence West at right angles to the East line of said Southeast Quarter (SE 1/4), two hundred sixty-four (264) feet; thence North at right angles to the North line of said South forty-eight (48) rods, thence East along the North line of said South forty-eight (48) rods, to the East line of said Southeast Quarter (SE 1/4), thence South along said East line to point of beginning. c. Beginning at a point in the South line of said Southeast Quarter (SE 1/4), which point is two hundred sixty-four (264) feet West of the Southeast corner of said Southeast Quarter (SE 1/4); thence North at right angles three hundred ninety-six (396) feet; thence West at right angles three hundred thirty (330) feet; thence South at right angles three hundred ninety-six (396) feet to the South line of said Southeast Quarter (SE 1/4); thence East along said South line to point of beginning. d. The West 20 rods of the East 36 rods of the North 24 rods of the South 48 rods of the Southeast Quarter (SE 1/4) of Section 23, Township 119, Range 23. And e. That part of the East 264 feet of the Southeast Quarter (SE 1/4) of Section 23, Township 119, Range 23, lying North of the South 165 feet thereof, and lying South of a line drawn West at right angles to the East line of Said Southeast Quarter from a point on said East line a distance of 775 feet North as measured along said East line from the Southeast corner of said Southeast Quarter of Section 23, Township 119, Range 23. As evidenced by Warranty Deed filed June 2, 1998 as Document No. 6906556. Abstract Property 292 (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) ST. THOMAS THE APOSTLE CATHOLIC CHURCH This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2025, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and Church of St. Thomas of Corcoran, A Minnesota Religious Parish Corporation (the “Developer”) and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party.” 1. REQUEST FOR PROJECT APPROVAL. The Developer has asked the City to approve a site plan for the new church (referred to in this Contract as the "project"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2. CONDITIONS OF PROJECT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the project upon City approval with the County Recorder or Registrar of Titles. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the project, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4. DEVELOPMENT PLANS. The project shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Site Plan dated March 1, 2025 Plan B – Final Grading, Drainage, and Erosion Control Plan, dated March 1, 2025 Plan C – Final Sanitary Sewer, Watermain and Storm Sewer Plan, dated March 1, 2025 Plan D – Final Tree Preservation and Inventory Plan, dated March 1, 2025 293 - 2 – Plan E– Final Landscape Plan, dated March 1, 2025 5. IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: • Streets • Sanitary Sewer • Watermain • Surface Water Facilities (pipe, ponds, rain gardens, etc.) • Grading and Erosion Control • Sidewalks/Trails • Street Lighting • Underground Utilities • Street Signs and Traffic Control Signs • Landscaping • Tree Preservation • Wetland Mitigation and Buffers • Monuments Required by Minnesota Statutes • Miscellaneous Facilities In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 294 - 3 – 6. OFF-SITE PUBLIC IMPROVEMENTS. The City intends to make improvements to The Developer intends to make improvements to sanitary sewer and watermain utilities to bring utilities to the project site. The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full time field inspection personnel in order for the Developer’s engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City will, at the City’s discretion and at the Developer’s expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City’s inspectors. The Developer’s engineer is responsible for design changes and contract administration between the Developer and the Developer’s contractor. The Developer or his or her engineer shall schedule a pre-construction meeting at a mutually agreeable time at City Halll with all parties concerned, including the City staff, to review the program for the construction work. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineer Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected form the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 7. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 8. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Hennepin County for County Road Access and Work in County Rights-of-Way • Minnesota Department of Health for Watermains • NPDES Permits • MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal • Hennepin County for Septic System Permits and/or Abandonment • DNR for Dewatering and Work in Protected Waters • City of Corcoran for Building Permits and Building Demolition • MCES for Sanitary Sewer Connections • Watershed Permits 9. TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2026, with the exception of the final wear course of asphalt on streets. The 295 - 4 – Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 10. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the project to perform all work and inspections deemed appropriate by the City in conjunction with project development. 11. CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 12. GRADING PLAN. The project shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 13. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the project is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 14. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 15. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: • Record Drawings • Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. 296 - 5 – • The warranty/performance financial guarantee 16. WATERMAIN / STORAGE TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a watermain/storage trunk line area charge (TLAC). The charge is calculated as follows: 7.13 net acres (based on pre-developable area) $ 9,681.86 per acre (Watermain & Raw Water TLAC) = $102,297.83, and 7.13 net acres (based on pre-developable area) x $13,099.76 per acre (Treatment & Storage TLAC) = $208,991.42. Future phases shall be cash with the final plat for each future phase subject to the then-current rates 17. WATER CONNECTION CHARGE. This project is subject to a water connection charge calculated as follows: 5 SAC Units x $1,372.80 per unit = $6,864.00. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. The developer will be responsible for payment of the then-current water connection charge set by the City of Maple Grove. 18. SANITARY SEWER TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a sanitary sewer trunk line area charge (TLAC). The charge is calculated as follows: The charge is calculated as follows: 7.13 net acres (based on pre-developable area) x $7,919.16 per acre = $191,011.73. Future phases shall be cash with the final plat for each future phase subject to the then-current rates. The developer will also be responsible for payment of the then-current SAC fee set by the Metropolitan Council. 19. SANITARY SEWER CONNECTION CHARGE. This project is subject to a sanitary sewer connection charge calculated as follows: 5 SAC units x $1,357.95 per unit = $6,789.75. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. 20. CREDIT FOR INFRASTRUCTURE. The Developer is eligible for credit for oversizing of watermain where directed by the City. Eligible oversizing credits for onsite improvements will be determined by comparing the City Engineer’s estimated costs for required infrastructure against standard construction project costs developed by the City Engineer for the minimum required line size and depth constructed in similar conditions. Watermain & Raw Water TLAC Credits due = $43,300. Credits shall be applied as follows: $69,031.66 -$43,300 = $25,701.66. 21. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A. Prior to issuance of building permits other than the model home; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B. Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a model home permit. One model home will be allowed per 297 - 6 – product type (single family, twin home, townhome, etc.) per development and shall be on lots acceptable to the City. C. No sewer and water connection permits may be issued until the utilities are tested and approved by the City Engineer. D. The Developer shall comply with the City of Corcoran Engineering Design Standards. E. Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. F. Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the project, and/or the denial of certificates of occupancy. G. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. H. Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. 22. STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary as determined by the City Engineer. 23. STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance the City shall be responsible for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Wright Hennepin Electric under contract franchise with the City of Corcoran. 24. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the project, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in 298 - 7 – connection with approval and acceptance of the project, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the project. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from project approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire project, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. Further, the City shall have the right to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 25. SPECIAL PROVISIONS. The following special provisions shall apply to project development: A. Compliance with the conditions of the original approvals, including the Site Plan (and Variance approval (Resolution 2025-52) is required. B. The Developer shall post a $100.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 1 lot at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. 299 - 8 – C. The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. D. The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. 26. MISCELLANEOUS. A. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire project, or any part of it. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. B. Certain retaining walls will require a Building Permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. C. Third parties shall have no recourse against the City under this Contract. D. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. E. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. F. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being approved and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being approved; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. G. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and 300 - 9 – remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. H. The Developer represents to the City that the project complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the project does not comply, the City may, at its option, refuse to allow construction or development work on the project until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. I. The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. J. The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. K. All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. L. Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. M. Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. N. The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building code, as determined by the Building Official. 27. DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 28. WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit for twenty-five percent (25%) of the amount of the original cost of the improvements. A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. 301 - 10 – B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C. The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D. The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. 29. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $1,646,568.00, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. 302 - 11 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System $151,000.00 $151,000.00 Watermain System $254,500.00 $254,500.00 Stormwater System $169,600.00 $169,600.00 Street Construction $55,000.00 $55,000.00 Street Lighting $2,500.00 $2,500.00 Grading/Erosion Control $750,000.00 $750,000.00 Landscaping/Tree Preservation $99,900.00 $99,900.00 Wetland Buffer Establishment $35,000.00 $35,000.00 Installing Wetland Buffer Monuments* $3,600.00 $3,600.00 Setting Iron Monuments $3,500.00 $3,500.00 SUB-TOTAL: - $1,524,600.00 $1,524,600.00 City Design, Inspection and Administration (8%) - $121,968.00 $121,968.00 Total: $ - $1,646,568.00 $1,646,568.00 Total Project Cost $1,646,568.00 (1) Public Improvement/City Project. City to own and maintain after development complete. (2) Developer Installed Public Improvements. City to own and maintain after development complete. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City- approved replacement security has been provided. If the required public improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. 30. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: 303 - 12 – A. Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B. Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C. Worker’s compensation insurance, with statutory coverage, if applicable. D. Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder. Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. 31. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final project approval: Watermain And Raw Water Trunk Line Area Charge (TLAC) $25,701.66 Treatment And Storage Trunk Line Area Charge (TLAC) $93,401.29 Sanitary Sewer Trunk Line Area Charge (TLAC) $56,463.61 Engineering Escrow $35,000.00 TOTAL CASH REQUIREMENTS LEVIED: $ $210,566.56 32. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: Father Glen Jenson St. Thomas the Apostle Catholic Church 20020 County Road 10 304 - 13 – Corcoran, MN 55340 Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. The Developer shall notify the City within five (5) days of change of address. [Signatures on pages to follow] 305 CITY OF CORCORAN: BY: ______________________________________ Tom McKee, Mayor (SEAL) AND _____________________________________ Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ______________________________________ NOTARY PUBLIC 306 DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 307 EXHIBIT A (the “Subject Property”) The South forty-eight (48) rods of the East sixty (60) rods of the Southeast Quarter (SE 1/4) of Section Twenty-three (23), Township One Hundred Nineteen (119), Range Twenty-three (23), according to the government survey thereof, Hennepin County, Minnesota, except the following: a. The South one hundred sixty-five (165) feet of the East two hundred sixty-four (264) feet thereof. b. That part described as follows: Beginning at a point in the East line of said Southeast Quarter (SE 1/4), seven hundred seventy-five (775) feet North of the Southeast corner thereof; thence West at right angles to the East line of said Southeast Quarter (SE 1/4), two hundred sixty-four (264) feet; thence North at right angles to the North line of said South forty-eight (48) rods, thence East along the North line of said South forty-eight (48) rods, to the East line of said Southeast Quarter (SE 1/4), thence South along said East line to point of beginning. a. Beginning at a point in the South line of said Southeast Quarter (SE 1/4), which point is two hundred sixty-four (264) feet West of the Southeast corner of said Southeast Quarter (SE 1/4); thence North at right angles three hundred ninety-six (396) feet; thence West at right angles three hundred thirty (330) feet; thence South at right angles three hundred ninety-six (396) feet to the South line of said Southeast Quarter (SE 1/4); thence East along said South line to point of beginning. d. The West 20 rods of the East 36 rods of the North 24 rods of the South 48 rods of the Southeast Quarter (SE 1/4) of Section 23, Township 119, Range 23. And e. That part of the East 264 feet of the Southeast Quarter (SE 1/4) of Section 23, Township 119, Range 23, lying North of the South 165 feet thereof, and lying South of a line drawn West at right angles to the East line of Said Southeast Quarter from a point on said East line a distance of 775 feet North as measured along said East line from the Southeast corner of said Southeast Quarter of Section 23, Township 119, Range 23. As evidenced by Warranty Deed filed June 2, 1998 as Document No. 6906556. Abstract Property 308 FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 309 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 310 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 311 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 1:4,800 312 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 313 kimley-horn.com 600 North Pine Island Road | Suite 450, Plantation, FL 33324 954 535 5100 March 28, 2025 Kendra Lindahl, AICP 8200 County Rd 116 Corcoran, MN 55340 RE:Site Plan Variances for “St. Thomas” (PID 23-119-23-440-015) (City File 24-045) The purpose of this letter is to provide satisfactory responses to the City of Corcoran’s variance request application. As part of the St. Thomas the Apostle church projects, a variance will be requested for additional widening at the driveway connection on Co. Rd. No. 10 from 32 ft to 55.5 ft as shown on the plans. An additional variance is being requested to allow a driveway access from the NE corner of the parking lot to access the cemetery. As part of this application, we have included the signed land use application and understand the fees have been paid to the city by the client. The site plan and parking lot layout all conform to the zoning ordinance for parking stalls required for a church of this size and the setbacks as outlined in the zoning ordinance. In land use P-1 a church is an allowed use, so there is no change in the zoning of the property. The project adheres to the 2040 comprehensive plan that guides the site for a church use. The first variance request is for additional driveway width onto County Road 10 to allow for one inbound lane, a dedicated right turn lane, and a straight and left turn lane combination out of the parking lot. KH has designed the parking lot to allow for adequate stacking of the vehicles but feel the additional driveway width will provide for less congestion and a safer parking lot for people to operate from. A church use is different than residential or commercial uses when it comes to traffic patterns. A church service starts and ends at the same time, yet people coming to the service seem to be staggered in their timing. Leaving the service, everyone is in a rush to get home or go somewhere else. To minimize the parking lot confusion, the added lane allows for the members to exit out of the parling lot to the west more freely and allows for east bound vehicles to have their own stacking lane. The second variance is to allow a gravel drive connection to the cart path in the cemetery from the parking lot. Hennepin county will require the access from County Road 10 to the cemetery to be removed with the new access point into the parking lot. This connection to the cemetery will only be used for funerals and visitor access to the cemetery. This access would not be used as a through street or connection to County Road 116 through the cemetery, as the condition of the path and the width of the path do not promote traffic through the cemetery. It is important to note the two parcels that are connected are owned by the same entity and will continue to be in the future as the cemetery nor the church would be sold individually. Kimley-Horn and the owner believe these variances requested do not impede on the other properties in the area and meet the standards for granting such a variance by the City of Corcoran. These variance requests are not detrimental to any properties. We have attached copies of the site and development plans, and a PDF of development plans has been sent via email to staff as well. 314 Page 2 kimley-horn.com 600 North Pine Island Road, Suite 450, Plantation, FL 33324 954 535 5100 Please contact me at (763) 360-0473 or mike.brandt@kimley-horn.com should you have any further comments. Sincerely, Michael Brandt, P.E. CC: Matt Walsh, P.E. 315 Memo To: Kevin Mattson, City Engineer/Public Works Director City of Corcoran From: Steve Hegland, PE Project: St. Thomas Feasibility Study Memo Date: April 11, 2025 Purpose This Memorandum identifies the public infrastructure impacts of the St. Thomas Church development on PID 2311923440015 which is located northwest of the intersection of County Road 10 and County Road 116. Existing Conditions The site is currently comprised of a residential home on an approximately 7 acre lot owned by St. Thomas Church. The home is located along the southern portion of the lot with the remainder of the lot being vegetated. St. Thomas Church also owns the parcel to the east where their existing church, hall, and cemetery are located and most of their primary church activities take place. Proposed Development The proposed development consists of an 11,170 square foot church building. Based on information provided by the owner, the facility will have 400 seats for church services. The site plan shows 101 surface parking spaces. The site plan shows one access point is proposed on CSAH 10 located across from Commerce Street. An internal roadway connection from the new parking lot to the existing cemetery access is proposed along the southeast corner of the development. The development is proposing to remove the three western access points along CSAH 10 and maintain the two eastern access points to the existing home and gravel parking lot of the adjacent parcel as shown below. 316 April 2025 St. Thomas Church Feasibility Memo Kevin Mattson Page 2 of 4 Transportation Trip Generation The expected trips for the proposed use were calculated based on data presented in Trip Generation, Eleventh Edition, published by the Institute of Transportation Engineers The highest trip generation for the church is expected to occur on Sunday. With 400 seats and an expected average vehicle occupancy of 2 persons per vehicle, one full service will generate 200 entering and 200 exiting trips. The entering trips will occur during the hour before the service and the exiting trips during the hour after the service. The trip generation below shows the peak hour totals assuming that the two services are spaced within an hour of one another so the trips leaving may overlap with the trips entering. This level of trip generation on Sunday is not expected to create any traffic operations issues at the access or nearby intersections. The resultant trip generation estimates are shown in Table 1. Table 1: Weekday Trip Generation Land Use Size Weekend AM Service Hour Peak Weekend Daily In Out Total Total Church 400 Seats 200 200 400 800 NOTES: Assumed 2 services with full capacity Access As shown in the concept plan, one access point is proposed on CSAH 10 aligned with Commerce Street to the south. As the Commerce Street/CSAH intersection is not perpendicular, the exact location of the access may need to shift slightly to the west to align better with Commerce Street. This will ultimately be reviewed and approved by Hennepin County. The development is proposing a westbound right turn lane into the development with no eastbound left turn lane. Hennepin County shall review and determine if additional improvements are necessary. Based on the draft Hennepin County turn lane guidance, this project would meet the criteria under which turn lanes may be required; however, those standards are based on an ADT of the county roadway which is typically operating at much lower volume during church operations. If additional turn lanes are required by the county, the eastern two access locations would be reviewed to see if they conflict with turn lane operations. Pedestrian Movements The development plan has indicated that the lease on the parking lot along the south side of CSAH 10 will expire with the church development and will no longer be used for church parking. However, a sidewalk is 317 April 2025 St. Thomas Church Feasibility Memo Kevin Mattson Page 3 of 4 provided from the proposed church along the entrance pointing at the leased parking lot. If parking in this lot is allowed for church services at the new facility the pedestrian movements should be reviewed in accordance with the City of Corcoran Pedestrian Crossing Policy. Due to the nature of users and amount of traffic, this location would likely require crosswalk enhancements such as an RRFB system or pedestrian refuge elements as required in section 6.2 of the policy. Any improvement would need to be reviewed and approved by Hennepin County. Summary The access to the facility may need to be shifted west slightly to better align with Commerce Street, but is generally shown in the desired location. The City would strongly encourage the closure of all access locations along County Road 10 to increase safety closer to the intersection of County Road 116. A westbound right turn lane is proposed with the development which appears to be appropriate given the proposed trip generation. Sewer and Water Currently, the development property is served by a private water and septic systems. When utilities were installed within downtown Corcoran in 2016, sanitary sewer and watermain were installed near this facility with a lift station servicing downtown located west of the parcel and the connected forcemain being routed through the northern part of the proposed development. When the Rush Creek Reserve development, located northwest of the site, was constructed, this lift station was removed and relocated to northeast corner of Rush Creek Reserve with the trunk sewer routed through that development. The development is proposing to connect to the sanitary sewer near where the previous lift station was located and stubbing public sewer and watermain to the site. The development plans should indicate how the sewer and water stubs to this site may be extended east in the future to service the parcel to the east. All sewer and water should be installed in accordance with the City of Corcoran standards. The Southeast Water Analysis Report indicates that the fire flow capacity within this area will be between 2,500 and 3,500 gpm once the development is connected to the current water system and in excess of 3,500 gpm once the system is fully built out and southern pressure zone water tower is constructed. The available water pressure of the water system is expected to be between 45-65 psi when the development is connected to the current water system and between 65-85 psi after the water tower is constructed. As the southeast system is currently being constructed, the applicant shall test the water pressure at adjacent hydrants to determine if the pressure will be sufficient for the facility’s expected needs. Summary The applicant shall connect to City sewer and water, with the connection being to the adjacent infrastructure to the west of the property. The water service will be on a dead end during the interim connection, but applicant shall show how system will be looped for the ultimate water service condition to this area. 318 April 2025 St. Thomas Church Feasibility Memo Kevin Mattson Page 4 of 4 Storm Water The proposed development is anticipated to trigger both City of Corcoran and Elm Creek Watershed stormwater requirements. The development is proposing to collect discharge from the site in two stormwater BMP’s and ultimately discharge to the wetland complexes west and north of the site. The discharge to these wetlands and downstream areas should be reviewed to ensure no adverse impacts due to the volume as infiltration through the heavy Corcoran soils is typically not feasible. Infrastructure Summary The following are the summary of findings of the feasibility study · The proposed site plan has provided an access location across from Commerce Street, which is preferred although slight modifications may be required. Hennepin county shall review the site access and approve the access location and access improvements along County Road 10. If the parking lot to the south of County Road 10 stays, pedestrian crossing improvements should be anticipated in accordance with the Pedestrian Crosswalk Policy. · The applicant shall connect to City sewer and water to the west of the site and shall show how the adjacent parcels will be serviced with sewer and a looped water system in the future. · Based on the size of the proposed improvements, City of Corcoran and Elm Creek Watershed stormwater requirements shall be met. This may include a review of the receiving waters downstream of the development to ensure no adverse impacts due to the volume of discharge. 319 Memo To: Kevin Mattson, City Engineer/ Public Works Director From: Steve Hegland, PE Caleb Kroeze, EIT Project: St. Thomas Church Site Plan Review Date: April 21, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Civil Plans – St. Thomas Site Plan dated December 16, 2024. 2. Stormwater Report – St. Thomas Site Plan dated December 16, 2024. 3. SWPPP – St. Thomas Site Plan dated December 16, 2024. Comments: General: 1. 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. 2. Relocation of existing overhead utilities shall be coordinated with the utility owner. 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 all public water and sanitary sewer systems. As profiles are provided over the utilities, additional easements could be necessary depending on the depth of the utility. 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 dedication required for County Road 10 shall be reviewed by Hennepin County. Transportation 1. A west bound right turn lane is shown from County Road 10 into the new access. Hennepin County shall review and determine the scope of the required intersection improvements. 2. Fire access lane around the proposed church shall be reviewed by public safety. 3. All pedestrian routes shall be ADA compliant. Detail designs for pedestrian ramps shall be provided for review at the time of final plat. 4. Typical section for sidewalk to reference Corcoran standard detail. 320 April 2025 St. Thomas Church Kevin Mattson Page 2 of 3 5. The site plan indicates that the parking lot to the south of County Road 10 and East of Commerce Street will no longer be used. If the parking lot is still utilized for operations, pedestrian improvements across County Road 10 should be incorporated into the site plan in accordance with the Pedestrian Crosswalk Policy. Hennepin County shall review and approve any level of improvement. Grading & Stormwater 1. 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. 2. A wetland buffer plan shall be provided in accordance with the buffer plan policy which identifies the specific plan on how the buffers will be established. 3. The site plan identifies wetland impacts. These must be permitted by the applicant before any site work is approved as site is dependent on those impacts. 4. Site plans shall show the proposed pond and stormwater access routes for BMPs #1 & #2. 5. Provide additional details about the storm sewer junction between the building and ST401. 6. Cleanouts shall be provided at all bends and junctions of drain tile systems. 7. Update grading in the area directly east of the proposed parking lot driveway. It appears that this area is trapping water. 8. Update grading off the northwest corner of the parking lot where slopes appear to be steeper than 4:1. 9. EOFs call outs and elevations shall be shown in all applicable locations. 10. Match pipe crowns in structures ST- 401 & 501. 11. Add structure at pipe junction between ST-500 and ST-501. 12. Clarify design for drain tile in BMP #2. Multiple invert elevations are shown, and no pipe slopes are provided. 13. Provide additional information about ST-600. No pipe is shown connecting to the structure. 14. 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. 15. Provide inlet pipe to OCSs 1&2. 16. Update details for BMPs #1&2 including OCS structures. 17. Silt fence shall be installed at the limits in all in all locations where water flows away from the site. 18. We recommend a minimum 1.5% grade on all paved surfaces. 19. Show pond EOF for BMP’s 1 & 2 20. 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. 21. Wetland buffer detail should be updated to City Standard detail. 22. Update stormwater BMP details to show 4:1 slope up from safety bench. Water and Sewer 1. The appropriate permits for removal/abandonment of existing septic and well services shall be obtained. 321 April 2025 St. Thomas Church Kevin Mattson Page 3 of 3 2. Update information for SS 103-104 and watermain connection per Rush Creek Reserve development plans. The lift station is removed and the utilities have been extended through the adjacent development. 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. Sanitary sewer shall be minimum of 8” for public sewer. 4. Adjust sanitary sewer to ensure cover over SS-102. 5. Provide plan and profiles for all utilities with final construction drawings. 6. Reduce the valves within the site plan in the parking lot. 7. Valves shall be shown on the individual fire and domestic water services to the building. 8. As the three lots for the church are independent lots and could service differing uses in the future, the watermain shall ultimately be looped and connected to the existing watermain which comes from County Road 116. Provide a concept plan for watermain looping alignment to ensure watermain stub is in appropriate location. It is assumed the sanitary service for the eastern lot would extend to the east in the future. If meant to be serviced through the lot of the site plan, provide a stub and conceptual layout to ensure service depths are deep enough. 9. All valves 12” and larger shall be butterfly valves. 10. Remove 12” gate valve at the SE corner of the development. 11. Update domestic water service to the new plastic service vs copper. 12. The easement south of the sanitary sewer should be extended south to the existing properties to allow for them to be connected to the public main in the future. Landscape 1. It appears that landscaping around BMP #2 will interfere with the pond access route. 2. All trees shall be shown minimum of 10’ from all sanitary sewer, storm sewer, and watermain utilities. End of Comments 322 Memo To: Kevin Mattson, City Engineer/Public Works Director From: Steve Hegland, PE Jordan Wochenske, EIT Project: St. Thomas Church Site Plan Stormwater Review Date: April 18, 2025 Exhibits: This Memorandum is based on a review of the following documents: · St Thomas The Apostle Preliminary Plans – By Kimley Horn dated 12/16/2024 · Stormwater Management Report – By Kimley Horn dated 12/16/2024 Comments: General: 1. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 2. Outlet structures shall have a piped outlet to the OCS and should not rely on the grate as the form of inlet control. 3. The applicant shall review a pre and post construction condition of Wetland 3 to ensure the hydrology is consistent. The wetland appears to impact offsite properties and applicant shall ensure no offsite impacts due to additional volume or stormwater routing. 4. Both ponds show a perimeter filtration and draintile system which crosses the inlet pipes. Details on the constructability of these systems shall be provided with final plans. Often times, when the required slope is placed on the draintile it conflicts with the incoming pipes. Additionally, discharging the stormwater onto or adjacent to the filter bench may create long term erosion issues so this should be detailed in final plans. Modeling 1. The land cover for pervious areas within existing catchment DA-1 appears to be 100% vegetated however, the HydroCAD model is modeling <50% grass cover. Please update the existing HydroCAD model to more accurately account for the existing land cover conditions. 2. Catchments DA-2 and DA-4 in the proposed HydroCAD model are being modeled with HSG C type soils however, the soil report indicates HSG D type soils on-site. Please update the proposed HydroCAD model catchments to model pervious soils with a HSG D. 3. Please update the stage storage of Wetland 2B in the proposed HydroCAD model to eliminate the parts of the wetland that will be removed as a results of the construction of the church. North Pond/Filtration Bench (BMP #1) 1. According to the plan sheets it appears that the lowest orifice in the OCS (ST-701) is the top grate of the OCS at elevation 963.37 (page C509) and elevation 962.99 (page C505). Please update the plan 323 April 2025 St. Thomas Apostle Church Kevin Mattson, City Engineer/Public Works Director Page 2 of 3 sheets and HydroCAD model to be consistent as well as update the proposed HydroCAD model to model the starting water surface elevation of the BMP to be equal to the lowest outlet that discharges from the device (currently the rim elevation). a. The detail on page C509 indicates an internal weir within the OCS at elevation 960.5 however, it appears that water must reach 963.37 to even enter the structure. it is not clear why this weir is proposed within the structure. 2. Please update the proposed plan sheets/HydroCAD model to provide a stabilize EOF for the proposed BMP. 3. The BMP detail on Page C509 does not appear to align with the proposed grading plan in terms of slope and elevation callouts. As well, the way in which the filtration bench is depicted does not appear to be constructable. Please update the BMP detail and/or grading to be consistent and depict the filtration bench in a manner that is constructable and aligns with basin grading. a. Please update BMP #1 in the proposed HydroCAD to start filtration at the top of sand elevation. 4. Please update the design of the iron-enhanced filtration bench to incorporate a minimum 3” layer of choker stone, or similar, around the draintile in accordance with MPCA guidelines, to prevent the engineered media from clogging or migrating into the draintile. 5. Water quality volume for a pond with a filtration bench is determined by the ponded volume between the top of the sand filter and the lowest free outlet that discharges from the pond (OCS orifice, weir, culvert, etc.) Please update the water quality storage volume listed on the plans and in the Stormwater Report. South Pond/Filtration Bench (BMP#2) 6. According to the plan sheets it appears that the lowest orifice in the OCS (ST-301 OCS) is the top grate of the OCS at elevation 969.50. Please update the proposed HydroCAD model to model the starting water surface elevation of the BMP to be equal to the lowest outlet that discharges from the device (969.50). a. The detail on page C509 indicates an internal weir within the OCS at elevation 969 however, it appears that water must reach 969.50 to even enter the structure. it is not clear why this weir is proposed within the structure. 7. Please update the proposed plan sheets/HydroCAD model to provide a stabilize EOF for the proposed BMP. 8. The BMP detail on Page C509 does not appear to align with the proposed grading plan in terms of slope and elevation callouts. As well, the way in which the filtration bench is depicted does not appear to be constructable. Please update the BMP detail and/or grading to be consistent and depict the filtration bench in a manner that is constructable and aligns with basin grading. a. Please update BMP #2 in the proposed HydroCAD to start filtration at the top of sand elevation. 9. Please update the design of the iron-enhanced filtration bench to incorporate a minimum 3” layer of choker stone, or similar, around the draintile in accordance with MPCA guidelines, to prevent the engineered media from clogging or migrating into the draintile. 10. Water quality volume for a pond with a filtration bench is determined by the ponded volume between the top of the sand filter and the lowest free outlet that discharges from the pond (OCS orifice, weir, culvert, etc.) Please update the water quality storage volume listed on the plans and in the Stormwater Report. 324 April 2025 St. Thomas Apostle Church Kevin Mattson, City Engineer/Public Works Director Page 3 of 3 Miscellaneous 1. Please update the existing drainage map to show the full extents of the existing drainage areas. 2. Please update the proposed drainage map to ensure drainage area, pervious, and impervious totals are consistent with the report as well as HydroCAD. 3. Please provide high water level labels for the on-site wetland that correspond with the 100-year HydroCAD results. 325 Page 1 of 2 MEMO Date: January 8, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 24-045 St. Thomas the Apostle A Public Safety plan review meeting was held on January 8, 2025, to review the submitted rezoning and preliminary plat application for St. Thomas the Apostle Church. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, and Planner Klingbeil. The comments below are based on the materials submitted on December 16, 2024. 1. The alignment with Commerce Street is not great. It would be better for this to be a straight connection. Current alignment does not appear to allow for a controlled intersection in the future. 2. The applicant will need to provide turn radius specifications for emergency vehicles. 3. The center drive-aisle will need to be marked as no parking, fire lane. 4. If the building is sprinkled, the site must meet a 300’ hose pull requirement. If not sprinkled, the site must accommodate a 150’ hose pull requirement. 5. Fire department access needs to be present as required per Minnesota State Fire Code. A fire lane may be required around the church to meet this requirement, or the parking lot needs to be extended further north which may lead to the need for a hammer head or turnaround if 150’ in length or more. 6. Must install at least one overhead light at the entrance to the site on the northeast corner of the driveway and County Road 10. 7. Sprinkler riser room will be necessary with direct access from the outside. 8. It is preferred that Fire Department Connections be installed on the south or east side of the building, for ease of access for fire trucks. 9. There must be a fire hydrant located within 150’ of the FDC. 10. Trash enclosure will need to be relocated to all for Fire access. 11. The enunciator panel must be located at the front entrance. 12. Fire review for fire code will be conducted during the building permit review process. 326 Page 2 of 2 13. Fire hydrants will require approval from the Rogers Fire Chief. 14. Any canopy needs to be a minimum of 14’ tall. 15. Exiting of the courtyard will need to be addressed during the expansion phase of the project. 327 Page 1 of 1 MEMO Date: April 2, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 24-045 St. Thomas the Apostle A Public Safety plan review meeting was held on April 2, 2025, to review the submitted rezoning and preliminary plat application for St. Thomas the Apostle Church. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Farrens, Fire Chief Leuer, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, and Planner Klingbeil. The comments below are based on the materials submitted on March 10, 2025. 1. No additional comments aside from those made in Public Safety Memo dated January 8, 2025. 328 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 329 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! 330 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 EX-1 WETLAND ALTERNATIVE EXHIBIT EX-2 WETLAND ALTERNATIVE EXHIBIT EX-3 OVERALL CONCEPT SITE PLAN C000 COVER SHEET C100 GENERAL NOTES C101 SURVEY C102 SURVEY C200 DEMO PLAN C201 WETLAND IMPACT C203 TREE INVENTORY AND PRESERVATION PLAN 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 C604 FIRE PROTECTION PLAN C700 OVERALL SIGNAGE PLAN L100 LANDSCAPE PLAN L101 LANDSCAPE ENLARGEMENTS L102 LANDSCAPE ENLARGEMENTS L103 LANDSCAPE ENLARGEMENTS L104 LANDSCAPE SECTIONS L105 LANDSCAPE NOTES & SCHEDULE L106 LANDSCAPE DETAILS L200 IRRIGATION CONCEPT PLAN 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 331 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 332 333 334 S S W D W 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 CONTOUR928 EXISTING SIGN EXISTING STORM MANHOLE EXISTING GUY WIRE EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE CLEARING & GRUBBING EXISTING TREE LINE LEGEND D 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 0GRAPHIC SCALE IN FEET 50 25 50 100 W EXISTING WELL EXISTING RETAINING WALL 335 S W D 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 CONTOUR928 EXISTING SIGN EXISTING POWER POLE EXISTING LIGHT POLE EXISTING TREE LEGEND NORTH Know what'sbelow. before you dig.Call EXISTING WETLAND DISTURBED WETLAND 0GRAPHIC SCALE IN FEET 50 25 50 100 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 336 S S W D W S S S CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 976.50 WETLAND 2B WETLAND 1BWETLAND 2A P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 1 3 2 4 6 5 7 9 8 10 12 11 1314 17 18 21 20 19 15 16 A 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 \ L 1 - T R E E I N V E N T O R Y A N D P R E S p L A N . d w g A p r i l 1 5 , 2 0 2 5 - 9 : 2 6 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 PR E P A R E D F O R TR E E I N V E N T O R Y AN D PR E S E R V A T I O N PL A N C203 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 , P L A 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 LIMITS OF CONSTRUCTION TREE TO BE REMOVED PROPERTY LINE TREE TO REMAIN LEGEND 1. PRUNING WILL BE DONE BY PROFESSIONALS DURING APPROPRIATE PRUNING SEASON. 2. NO STORAGE OF MATERIALS, OPERATION OF MACHINERY, OR DEVELOPMENT OF ANY SORT WILL OCCUR WITHIN THE FENCE-LINE WITHOUT APPROVAL IN WRITING FROM CITY. 3. SITE GRADING TO BE DONE ONLY AFTER PROTECTIVE MEASURES HAVE BEEN TAKEN, CITY HAS APPROVED FENCING LOCATIONS, AND ALL CONTRACTORS HAVE BEEN BREIFED ON TREE PRESERVATION TECHNIQUES. 4. EXISTING TREES TO REMAIN OR REMOVED TO BE CLEARLY IDENTIFIED, WITHIN DISTURBANCE LIMITS AND 10' OUTSIDE OF THE DISTURBANCE LIMITS. 5. TREE PRESERVATION TO BE APPROVED BY OWNER AND PER LOCAL GOVERNMENTAL AUTHORITY. TREE PROTECTION NOTES KEYNOTE LEGEND EXISTING TREE TO BE REMOVED (TYP.) LIMITS OF CONSTRUCTION (TYP.) A B EXISTING VEGETATION EDGE 0GRAPHIC SCALE IN FEET 50 25 50 100 NORTH TAG #SPECIES DBH MULTISTEM STATUS CONDITION 1 SPRUCE 20 REMOVED GOOD 2 SPRUCE 14 REMOVED GOOD 3 SPRUCE 14 REMOVED GOOD 4 SPRUCE 12 REMOVED GOOD 5 SPRUCE 12 REMOVED GOOD 6 SPRUCE 15 REMOVED GOOD 7 SPRUCE 11 REMOVED GOOD 8 SPRUCE 20 REMOVED GOOD 9 SPRUCE 9 REMOVED POOR 10 SPRUCE 17 REMOVED GOOD 11 SPRUCE 13 REMOVED GOOD 12 SPRUCE 13 REMOVED GOOD 13 DECIDUOUS 60 12,12,12,6,6,6,6,6 REMOVED GOOD 14 DECIDUOUS 44 10,10,10,8,6 REMOVED GOOD 15 EASTERN RED CEDAR 23 REMOVED GOOD 16 EASTERN RED CEDAR 24 REMOVED GOOD 17 BOXELDER 60 REMOVED POOR 18 EASTERN RED CEDAR 28 REMOVED GOOD 19 CRAB APPLE 15 REMOVED GOOD 20 ELM 42 REMOVED GOOD 21 EASTERN RED CEDAR 35 REMOVED GOOD 337 WWW 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 6 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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.Call0GRAPHIC SCALE IN FEET502550100 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 338 S W D 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: 976.50 WETLAND 2B WETLAND 1B 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 P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 970 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 2 970 964964 966 968 972 970 964 966 968 97 2 9 7 4 974 976 97 8 970 966 96 8 972 960958 962 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 6 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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.Call0GRAPHIC SCALE IN FEET 50 25 50 100 339 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 7 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 340 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 341 W CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 976.50 WETLAND 2B WETLAND 1B 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 P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 30' WETLAND BUFFER EXISTING CEMETERY 100' STRUCTURE SETBACK 30' WETLAND BUFFER 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 (408 SEATS / 4 = 102 SPACES) PROPOSED PARKING 102 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 A p r i l 1 5 , 2 0 2 5 - 9 : 2 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 0GRAPHIC SCALE IN FEET 50 25 50 100 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 1 342 WETLAND 3 PROPOSED CHURCH FFE: 976.50 WETLAND 2B 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 P3 MH: 28 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 ' 7. 0 ' 18.5' 9. 0 ' E R TYP. 19 . 5 ' P TYP. 18 . 0 ' Q Q L L A 7. 0 ' 7. 0 ' 7.0' L K J K K J L A J K V W R50.0' R50.0' R50.0' R8.0' 12.9' 18.0' 12 . 0 ' 36.3' 58 . 0 ' 10.3' 77.5' 18.5' 9. 0 '40.9' 10.2' X Y 28.1'G E F F R3.0'R3.0' 9. 0 ' 26 . 0 ' J L L L 156.2' 211.2'120.8' 26.0'18.5' 9. 0 ' 5. 0 ' K 13 . 0 ' GRAVEL DRIVEWAY STUB Z AA BB 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, SEE ARCHITECTURAL PLANS HEAVY DUTY ASPHALT PAVEMENT - SEE SHEET C405 GRAVEL TRAIL - SEE SHEET C404 RETAINING WALL - BY OTHERS CHAIN LINK FENCE - SEE SHEET C406 SURMOUNTABLE CURB TRANSFORMER PAD MECHANICAL PAD LIGHT POLE 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 Z AA BB 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 0 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 0GRAPHIC SCALE IN FEET 20 10 20 40C402 343 WETLAND 3 PROPOSED CHURCH FFE: 976.50 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 P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 30.0' 3 0 . 0 ' 27.7' 10.0' 26.0' 200' RIGHT TURN LANE 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 N N 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 ' 7. 0 ' 18.5' 9. 0 ' F F E GG R TYP. R TYP. N H H N H N H L 19 . 5 ' J J P TYP. PTYP. PTYP. D LL K J K J K J K 18 . 0 ' L J K J 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 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' R100.0' R8.0' R8.0'R8.0' R8.0'R8.0' R50.0' R50.0' R50.0' R8.0' 12.9' 18.0' 12 . 0 ' 36.3' 58 . 0 ' 9. 0 ' 7.0'7.9' 8.0' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 9. 0 ' 10.1' 18 . 5 ' 9.0' 18 . 5 ' 9.0' 7.3' 13.7'13.0'13.4' 77.5' 18.5' 9. 0 '40.9' 9. 0 ' 10.2' S Q Q Q 13.0' 18.2' R 21.0' 5.0' 5.0' ELECTRICAL EASEMENT 10 0 . 0 ' 28.1' 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 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' 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' 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' T Z BB BB BB BB BB J BB J BB 55.5' 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, SEE ARCHITECTURAL PLANS HEAVY DUTY ASPHALT PAVEMENT - SEE SHEET C405 GRAVEL TRAIL - SEE SHEET C404 RETAINING WALL - BY OTHERS CHAIN LINK FENCE - SEE SHEET C406 SURMOUNTABLE CURB TRANSFORMER PAD MECHANICAL PAD LIGHT POLE 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 Z AA BB 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 0 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 C401 NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 20 10 20 40 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 DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT. 15. ALL PARKING STALLS TO BE 9' IN WIDTH AND 18.5' IN LENGTH UNLESS OTHERWISE INDICATED. 16. THERE ARE 0.42 ACRES OF WETLAND IMPACTS. SITE PLAN NOTES 344 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 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' 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 5.0' 205.2' 150 . 0 ' 13 . 0 ' T 55.5' 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, SEE ARCHITECTURAL PLANS HEAVY DUTY ASPHALT PAVEMENT - SEE SHEET C405 GRAVEL TRAIL - SEE SHEET C404 RETAINING WALL - BY OTHERS CHAIN LINK FENCE - SEE SHEET C406 SURMOUNTABLE CURB TRANSFORMER PAD MECHANICAL PAD LIGHT POLE 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 Z AA BB 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 0 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 20 10 20 40 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 345 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 346 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 347 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 348 S W D S D D D 9:1 6 : 1 11: 1 0.9 % 3.1% 3 . 1 % 1.8 % 5 : 1 3:1 10 0 0 : 1 3:1 8:1 9 . 5 4 % 10 : 1 1.91% 2.0% 2.6 % 1 . 5 % 2.3 % 4.9% 2.1% 9.0 % 1 9 . 6 % 4.2% 2.9 % 3.1 % 1 . 5 % 0.8 % 4 . 4 % 5. 6 % 2. 2 % 1.6 % 1. 7 % 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: 976.50 WETLAND 2B WETLAND 1B 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 36" 2 4 " 15" 18" 24" 24" 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 P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 97 0 96 4 96 6 96 8 97 2 970 964964 966 968 972 970 964 966 968 97 2 9 7 4 974 976 97 8 970 966 96 8 972 960958 962 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 CONTOUR 928 925 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 0GRAPHIC SCALE IN FEET502550100 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. 349 S D D D WETLAND 3 PROPOSED CHURCH FFE: 976.50 WETLAND 2B PROPOSED CHURCH FFE: 976.50 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 18" 24" 24" NO P A R K I N G NO P A R K I N G P3 MH: 28 962 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 97 4 97 4 960 970 958 962 964 966 968 972 974 97 0 96 4 96 6 96 8 97 2 970 96 4 96 6 96 8 972 974 30' WETLAND SETBACK ELECTRICAL EASEMENT 30' WETLAND BUFFER PROPOSED OVERHEAD POWER REROUTE PROPOSED OVERHEAD POWER REROUTE 1.74% 1.70% 1.70 % 3.7% 4.8% 1. 5 % 1.74% 1.45% 2 . 2 % 3:1 3: 1 10 : 1 16:1 7.2% 7:1 11 : 1 2.1%1.8 % 1. 8 % 4.6% 4.9% 3.5% 1 . 2 % 1.40% 1.48% 3: 1 3.3% 1.8% 8. 2 % 3.4% 6: 1 8: 1 6 : 1 9:1 8:1 1.50% 1.91% TW:969.19 BW:965.99 TW:970.80 BW:966.19 G:975.14 G:975.29 975.23 T:975.64 T/G:975.45 975.22 G:972.88G:974.88 G:973.40G:974.94 G:974.57 G:973.40 G:973.93 G:974.23 G:974.35 G:974.18 G:973.45 G:973.63 G:973.70 G:974.66 G:974.67 G:974.72 975.18 975.67 976.39976.21 T/G:975.00 975.96 975.63 975.61 975.17 975.39 FFE = 976.5 976.22 975.13 T:975.83 G:975.25 G:975.28G:976.15 G:976.08 G:976.02 G:975.95 G:975.86 G:975.83 G:975.33 974.95 FFE = 976.5 976.50 976.00 976.50 976.00976.00 976.00976.00 976.00976.00 976.50 976.28 976.00 976.00 976.41 974.90 974.85 974.95 975.13 975.85 976.24 T/G:975.03 975.30 975.37 975.04 976.50 976.50976.50 975.97 976.09 ST-501 ST-401 ST-500 ST-400 976.00 975.30 975.30 962 960 960 962 96 8 966 970 972 974 97 6 97 4 1 . 6 0 % 1 . 4 4 % 976.50 976.50 976.42 976.43 976.18 976.50 976.50 976.50 976.50976.50 976.00 976.50 976.42 976.42 LP:972.50 ST-502 ST-29 975.13 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 CONTOUR 928 925 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 0GRAPHIC SCALE IN FEET 20 10 20 40C402 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. 350 S PROPOSED CHURCH FFE: 976.50 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 36" 2 4 " 15" 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 P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 960 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 4 97 4 974 9 7 4 9 7 4 974 974 970 964 966 968 972 974 970 96 4 96 6 96 8 972 974 ELECTRICAL EASEMENT PROPOSED PUBLIC WATER EASEMENT 964 970 972 1.70% 1.70% 1 . 4 5 % 1.70% 1.57 % 1.55 % 1.52 % 1.52 % 1.53 % 1.80% 1.30 % 1.81 % 1.79 % 1.75 % 1.79 % 1.66 % 1.67 % 1.72 % 1.74% 1.70% 1.70 % 2 . 3 0 % 1.70% 4 . 1 8 % 3 . 2 4 % 2 . 5 % 2.4 % 2.4 % 2 . 4 % 2. 8 % 2 . 7 % 1 . 4 % 2.22% 0.99% 1.5 5 % 2.6 % 2.2 % ??? 3.7% 1. 5 % 1.74% 1.45% 2 . 2 % 3:1 3:1 4:1 5: 1 10 : 1 3: 1 2.8 5 % 2.1% 2.4% 2.3% 3.3 % 3.0 % 2.2 % 2.4% 1. 5 % 1 . 5 % 2.0 % 1.2 % 1.3% 1.2 % 1. 7 % 2. 7 % 3.3% 2.1% 1.6 % 1.8 % 1. 8 % 4.9% 3.5% 1 . 2 % 1.70% 1.52 % 1.40% 1.48% 7.4% 2 . 9 % 3:1 3: 1 1.70% 1.60% 0. 6 4 % 1.50% 1.91% 9 . 0 % 4 . 1 % 15.9 % 2.7 % TW:969.19 BW:965.99 TW:970.80 BW:966.19 TW:973.86 BW:970.99 TW:973.95 BW:970.47 TW:973.86 BW:970.98 TW:974.09 BW:968.24 T/G:974.00 T/G:974.07 T/G:975.54 T/G:974.89 974.67 975.65 974.25 T/G:975.80 T/G:975.73 975.59 G:975.14 G:975.29 975.23 T:975.64 T/G:975.45 975.22 G:973.40G:974.94 G:974.57 G:972.62 G:972.45 G:972.31 G:971.73 G:973.22 G:973.69 G:973.76 G:973.92 G:973.86 G:973.75 G:973.77 ME:972.87 T/G:973.36 974.62 G:973.86 G:973.76 G:973.16 G:973.35 G:973.66 T/G:973.70 G:973.73 T/G:973.65 G:973.63 G:973.57 973.88973.73 973.83973.79 975.20 975.25 G:973.34 G:972.25 G:972.34 G:972.37 G:972.46 G:973.40 G:973.93 G:974.23 G:974.35 G:974.18975.18 975.67 976.39976.21 T/G:975.00 975.96 975.63 975.61 975.17 975.39 LP:972.87 LP:972.03 FFE = 976.5 976.22 LP:973.54 G:973.46 G:974.15 975.13 T:973.73 T:974.07 T:975.83 G:975.25 G:975.28G:976.15 G:976.08 G:976.02 G:975.95 G:975.86 G:975.83 T/G:975.23 G:974.94 T:974.93 G:974.94 G:974.78 T/G:975.33 G:974.74 G:974.75 T/G:974.93 T/G:974.57 T/G:974.70 T/G:975.07 T/G:975.00 T/G:975.55 T/G:975.65 T/G:975.72 G:973.82G:973.66 G:973.60 G:973.52 G:973.46 G:973.65 G:973.73 G:973.78 G:973.84G:973.93 G:974.57 G:974.48 G:974.42 G:974.36 G:974.26 G:973.96 G:973.91 G:973.99 G:974.06 G:974.15G:974.42 T:974.20 G:973.69 G:973.67 G:973.63 G:973.48 G:973.44 G:974.43 G:974.77 G:974.89 G:974.95 G:974.93 G:974.16 G:973.96 G:973.91 G:973.92G:974.26 G:973.33 G:973.11 G:973.05 G:972.98 G:972.98 G:975.77 T:976.17 G:975.67 G:975.62 T:976.12 G:975.52 G:975.40 G:975.35 G:975.35 T:975.85 974.94974.38 T:975.27 G:974.77 974.26 G:974.12 T:974.23 G:974.20 G:975.57 G:975.59 T:975.81 G:975.51 G:975.41G:975.36 G:975.39 G:974.46 G:974.31 975.55 975.66 974.79 T:974.89 G:974.88 975.11 975.07 T:974.61 G:974.62 T:974.50 G:974.49 T:975.42 G:975.40 G:975.37 G:975.31 G:975.25 T:975.89T:974.76 T:975.26 G:975.33 974.95 FFE = 976.5 975.24 975.08 974.98 975.17 974.89 975.24 975.10 974.94 974.70 974.78 975.03 975.13 975.22974.65 974.56 974.47 976.50 976.00 976.50 976.50 976.41 974.90 974.85 974.95 975.13 975.85 976.24 T/G:975.03 975.30 975.37 975.04 976.50 976.50976.50 975.97 976.09 ST-402 ST-102 ST-201 ST-103 ST-101 ST-301 OCS ST-100 ST-200 ST-300 1.5% 2.8 % 3.5 % 9 6 6 96 8 TW:973.51 BW:969.36 TW:973.36 BW:968.99 ST-600 976.00 975.30 975.30 LP:971.69 ME:975.97 976 970 96 8 96 6 96 4 976 964 966 97 4 9 7 6 97 4 1 . 6 0 % 1 . 4 4 % 976.18 976.50 976.50 976.50 976.50976.50 976.00 976.50 976.42 976.42 TW:973.50 BW:970.22 LP:972.50 ST-502975.13 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 CONTOUR 928 925 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 0GRAPHIC SCALE IN FEET20102040 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. 351 D 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 0 978 970 972 1.5 5 % 1.2 % 1. 7 % 2 . 4 % 3. 0 % 2. 7 % 3.3% 7.4% 2 . 9 % 1.60% 0. 6 4 % 2.7 % G:973.77 ME:972.87 T/G:973.36 974.62 G:973.86 G:973.76 975.20 975.25 G:973.46 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 CONTOUR 928 925 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 0GRAPHIC SCALE IN FEET20102040 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. 352 S S S W D S D 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: 976.50 WETLAND 2B WETLAND 1B 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 36" 2 4 " 15" 18" 24" 24" P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 97 0 96 4 96 6 96 8 97 2 970 964964 966 968 972 970 964 966 968 97 2 9 7 4 974 976 97 8 970 966 96 8 972 960958 962 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 ST-502 ST-29 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 0GRAPHIC SCALE IN FEET502550100 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. 353 S WETLAND 3 PROPOSED CHURCH FFE: 976.50 WETLAND 2B 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 18" 24" 24" P3 MH: 28 D D D965 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:974.15 IE:966.69 SE IE:966.69 W IE:966.69 S IE:966.69 NW ROOF DRAIN IE:967.21 NW ST-401 STMH 48" DIA. RE:965.96 IE:963.50 S IE:963.50 E IE:963.50 N ROOF DRAIN IE:966.20 NW ST-400 FES 24" IE:960.50 S ST-500 FES 24" IE:960.50 SE 183 LF - 15" HDPE @ 3.82% 98 LF - 18" HDPE @ 3.93% 27 LF - 6" PVC @ -2.81% 7 LF - 6" PVC @ 2.18% 69 LF - 8" PVC @ 10.38% 21 LF - 6" PVC @ 2.18% 26 LF - 6" PVC @ 2.20% 146 LF - 24" HDPE @ 2.05% 69 LF - 8" PVC @ 4.23% 7 LF - 6" PVC @ 4.55% 17 LF - 6" PVC @ 4.55% 59 LF - 24" HDPE @ 3.93% 10 LF - 6" PVC @ 4.55%18 LF - 6" PVC @ 2.93% 44 LF - 6" PVC @ 6.41% ROOF DRAIN IE:965.93 E ROOF DRAIN IE:975.18 E ROOF DRAIN IE:974.39 E ROOF DRAIN IE:969.00 NW ROOF DRAIN IE:969.00 NW 970 964 966 968 972 97 4 97 4 960 958 962 964 97 0 96 4 96 6 96 8 97 2 970 96 4 96 6 96 8 972 974 80 LF - 24" RCP @ 0.50% 110 LF - 18" HDPE @ 3.93% 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 ST-502 CBMH 48" DIA. RE:975.40 IE:971.00 NW 34 L F - 6 " P V C @ 2 . 1 8 % 37 L F - 6 " P V C @ 5 . 8 8 % 54 LF - 6" PVC @ 4.23% 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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) 0GRAPHIC SCALE IN FEET 20 10 20 40 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. 354 S WETLAND 3 PROPOSED CHURCH FFE: 976.50 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 36" 2 4 " 15" P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 960 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:972.87 IE:970.51 N ST-201 CB 24"X36" 4' SUMP RE:971.69 IE:969.93 S ST-102 CBMH 48" DIA. RE:973.06 IE:969.41 NE IE:969.41 W ST-101 CBMH 48" DIA. RE:973.49 IE:969.23 E IE:969.23 W ST-103 CB 24"X36" 4' SUMP RE:972.03 IE:969.82 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 46 LF - 24" HDPE @ 0.50% 36 LF - 18" HDPE @ 0.50% 82 LF - 15" HDPE @ 0.50% 33 LF - 15" HDPE @ 2.84% 71 LF - 24" RCP @ 2.01% 183 LF - 15" HDPE @ 3.82% 7 LF - 6" PVC @ 2.18% 21 LF - 6" PVC @ 2.18% 26 LF - 6" PVC @ 2.20% ROOF DRAIN IE:975.18 E ROOF DRAIN IE:969.00 NW ST-301 OCS CBMH 60" DIA. WITH 4' SUMP RE:970.00 IE:964.44 N 97 4 97 4 974 9 7 4 974 974 970 964 966 968 972 97 0 96 6 96 8 97 2 974 970 96 4 96 6 96 8 972 974 964 970 972 ST-600 REPLACE EXISTING FES AND CONNECT TO STORM SEWER CONTRACTOR TO VERIFY EXISTING INVERT CBMH 48" DIA. RE:973.70 (TYP.) DRAINTILE STUBS (TYP.) DRAINTILE STUBS (TYP.) DRAINTILE STUBS (TYP.) DRAINTILE STUBS (TYP.) 6" DRAINTILE IE: 966.00 IE:971.00 NW 34 L F - 6 " P V C @ 2 . 1 8 % 37 L F - 6 " P V C @ 5 . 8 8 % 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 0GRAPHIC SCALE IN FEET20102040 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. 355 D 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 @ 0.50%@ 0.50% 974 98 0 978 970 972 ST-600 REPLACE EXISTING FES AND CONNECT TO STORM SEWER CONTRACTOR TO VERIFY EXISTING INVERT CBMH 48" DIA. RE:973.70 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 0GRAPHIC SCALE IN FEET######## 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. 356 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 357 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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: 967.00 358 S S S S DYH DYH S S S S S S S W D S S 143 . 1 9 CO. RD. NO. 10 CO M M E R C E S T P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 S S S S 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 80 LF 6" PVC C900 HYDRANT HYDRANT 6" GATE VALVE STUB IE:969.00 S SS-101 RE:978.03 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 PROPOSED 20' SANITARY SEWER EASEMENT 20. 0 ' 6" 45° BEND 36 LF 6" PVC C900 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 S SANITARY CLEANOUTCO S EXISTING PROPOSED Know what'sbelow. before you dig.Call NORTH 0GRAPHIC SCALE IN FEET603060120 LIGHT POLE 359 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 6 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 360 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 6 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 361 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 7 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 362 S S S S DYH DYH S S S S S S S W D S S 143 . 1 9 CO. RD. NO. 10 CO M M E R C E S T P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 S S S S Pierce A r r o w X T CITY - F I R E & R E S C U E (c) 2025 Transof t S o l u t i o n s , I n c . A l l r i g h t s r e s e r v e d . Pierce Arrow XTCITY - FIRE & RESCUE(c) 2025 Transoft Solutions, Inc. All rights reserved. CONNECTION TO EXISTING 12" C900 WATERMAIN STUB 1765 LF 12" FUSIBLE PVC C900 COMBINED SERVICE 20" PUBLIC WATER EASEMENT HYDRANT HYDRANT 12" FUSIBLE PVC C900 COMBINED SERVICE 20 . 0 ' HYDRANT 6" GATE VALVE 150' RADIUS CENTERED ON HYDRANT R30.0' R8.0' R8.0' R5.0'R5.0' R8.0'R5.0'R5.0' R125.0' 150' RADIUS CENTERED ON HYDRANT Pi e r c e A r r o w X T CI T Y - F I R E & R E S C U E (c) 20 2 5 T r a n s o f t S o l u t i o n s , I n c . A l l r i g h t s r e s e r v e d . Pi e r c e A r r o w X T CI T Y - F I R E & R E S C U E (c) 202 5 T r a n s o f t S o l u t i o n s , I n c . A l l r i g h t s r e s e r v e d . Pi e r c e A r r o w X T CI T Y - F I R E & R E S C U E (c) 2 0 2 5 T r a n s o f t S o l u t i o n s , I n c . A l l r i g h t s r e s e r v e d . Pi e r c e A r r o w X T CI T Y - F I R E & R E S C U E (c) 2 0 2 5 T r a n s o f t S o l u t i o n s , I n c . A l l r i g h t s r e s e r v e d . 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 - F I R E P R O T E C T I O N P L A N . d w g A p r i l 1 5 , 2 0 2 5 - 9 : 3 7 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 PR E P A R E D F O R FI R E P R O T E C T I O N PL A N C604 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 . FI R S T M . L A S T 12 / 1 6 / 2 0 2 4 XX X X X 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 SANITARY SEWER MANHOLE STORM SEWER SANITARY SEWER WATERMAIN GATE VALVE HYDRANT TEE REDUCER OVERHEAD ELECTRIC TELEPHONE GAS MAIN STORM SEWER LEGEND CO S SANITARY CLEANOUTCO S EXISTING PROPOSED Know what'sbelow. before you dig.Call NORTH 0GRAPHIC SCALE IN FEET603060120 22.338.86 47.16 Track Width : : Steering Angle Lock to Lock Time : : feet Pierce Arrow XT 45.5 6.08.01 8.01 363 CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 976.50 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 EXISTING CEMETERY EXISTING STRUCTURE EXISTING STRUCTURES TO REMAIN AA A AA A A B B B B B B A AA A B C D D D D D D D D D D D D D D D D D D KEYNOTE LEGEND STOP SIGN - SEE SHEET C405 ACCESSIBLE PARKING SIGN IN BOLLARD - SEE SHEET C405 PROPOSED MONUMENT SIGN, SEE ARCHITECTURAL PLANS 12"X8" WETLAND BUFFER SIGN, SEE SHEET L104 A B C D PR E P A R E D F O R OV E R A L L SI G N A G E P L A N C700 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 GA R 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 \ C 7 - S I G N A G E P L A N . d w g A p r i l 1 5 , 2 0 2 5 - 9 : 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 40 20 40 80 WETLAND BUFFER SIGN DETAIL SCALE: N.T.S.C7001 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 , P L A 12 / 1 6 / 2 0 2 4 53 8 2 8 364 S S CO. RD. NO. 10 CO M M E R C E S T WETLAND 3 PROPOSED CHURCH FFE: 976.50 WETLAND 2B WETLAND 1B PROPOSED CHURCH FFE: 976.50 WETLAND 2A WETLAND 3 NO P A R K I N G 36" 2 4 " 15" 18" 24" 24" 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 P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 S W D 330.0 39 6 . 0 39 6 . 0 26 4 . 0 S D D D 40 ' BU F F E R Y A R D EA S E M E N T 40' BUFFERYARD EASEMENT 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 SHEET L101 SHEET L102 SHEET L103 S E C T I O N 2 SECT I O N 1 L104 L 1 0 4 PROPOSED BMP PROPOSED BMP SYMBOL CODE COMMON NAME CONIFEROUS TREE BHS BLACK HILLS SPRUCE WHC WHITE CEDAR WHP WHITE PINE ORNAMENTAL TREE QUA QUAKING ASPEN RVB RIVER BIRCH MULTI-TRUNK OVERSTORY TREE ABM AUTUMN BLAZE MAPLE BOL BOULEVARD LINDEN 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 BOL BOULEVARD LINDEN IHL IMPERIAL HONEYLOCUST PRE PRINCETON ELM SWO SWAMP WHITE OAK CONIFEROUS SHRUBS HMA HOLMSTRUP ARBORVITAE SGJ SEA GREEN JUNIPER TGA TECHNY ARBORVITAE 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 A p r i l 1 5 , 2 0 2 5 - 9 : 3 9 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 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 2,361 L.F. / 50 (WHICHEVER IS GREATER) OVERSTORY TREES PROVIDED: 48 TREES = 44 SHADE TREES + 4 CONIFEROUS TREE SHRUBS REQUIRED:79 SHRUBS 48 SHRUBS = 1 TREE / 300 S.F. OF BUILDING AREA 14,275 S.F. / 300 OR 79 SHRUBS = 1 SHRUB / 30 L.F. OF SITE PERIMETER 2,361 L.F. / 30 (WHICHEVER IS GREATER) SHRUBS PROVIDED:79 SHRUBS MECHANICAL EQUIPMENT SCREENING REQUIRED:LANDSCAPE SCREENING SCREENING PROVIDED:7 SHRUBS 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:58 SHRUBS AND 30 ORNAMENTAL GRASSES BUFFERYARD REQUIREMENTS WEST PROPERTY LINE REQUIRED: CLASS C BUFFERYARD, 40' WIDTH 11 OVERSTORY PLANTINGS=3.34*3 14 UNDERSTORY PLANTINGS=3.34*4 61 SHRUBS / TALL NATIVE PRAIRIE PLANTINGS=3.34*18 3.34=(767 L.F. - 75 L.F. ELECTRICAL EASEMENT - 338 L.F. WETLAND BUFFER AREA - 20 L.F. PRIVATE EASEMENT)/100 WEST PROPERTY LINE PROVIDED: 11 OVERSTORY PLANTINGS = 8 EVERGREEN TREES + 3 SHADE TREES 14 UNDERSTORY PLANTINGS = 14 ORNAMENTAL TREES 61 SHRUBS / TALL NATIVE PRAIRIE PLANTINGS = 61 SHRUBS NORTH PROPERTY LINE REQUIRED: CLASS C BUFFERYARD, 40' WIDTH 12 OVERSTORY PLANTINGS=3.96*3 16 UNDERSTORY PLANTINGS=3.96*4 72 SHRUBS / TALL NATIVE PRAIRIE PLANTINGS=3.96*18 NORTH PROPERTY LINE PROVIDED: 12 OVERSTORY PLANTINGS = 12 EVERGREEN TREES 16 UNDERSTORY PLANTINGS = 16 ORNAMENTAL TREES 72 SHRUBS / TALL NATIVE PRAIRIE PLANTINGS = 20 SHRUBS + 52 NATIVE PRAIRIE PLANTINGS *TREES PLANTED JUST SOUTH OF BUFFERYARD TO AVOID EASEMENT TOTAL REQUIREMENTS TOTAL OVERSTORY PLANTINGS REQUIRED:71 OVERSTORY PLANTINGS = 48 + 11 + 12 TOTAL OVERSTORY PLANTINGS PROVIDED:71 OVERSTORY PLANTINGS = 47 SHADE TREES + 24 CONIFEROUS TREES TOTAL UNDERSTORY PLANTINGS REQUIRED:30 UNDERSTORY PLANTINGS = 14 + 16 TOTAL UNDERSTORY PLANTINGS PROVIDED:30 UNDERSTORY PLANTINGS = 30 ORNAMENTAL TREES TOTAL SHRUBS / TALL NATIVE PRAIRIE PLANTINGS REQUIRED: 307 SHRUBS / NATIVE PLANTINGS = 79 + 7 + 58 + 30 + 61 + 72 TOTAL SHRUBS / TALL NATIVE PRAIRIE PLANTINGS PROVIDED: 317 SHRUBS / NATIVE PLANTINGS = 199 SHRUBS + 118 NATIVE PLANTINGS LANDSCAPE SUMMARY 0GRAPHIC SCALE IN FEET 50 25 50 100 NORTH NOTE: SEE SHEET L105 FOR FULL PLANT SCHEDULE Know what'sbelow. before you dig.Call R 365 PROPOSED CHURCH WETLAND 2B 18" 24" 24" D D D 40 ' B U F F E R Y A R D E A S E M E N T 40' BUFFERYARD EASEMENT 5 - WIL 2 - WHP 9 - RTD 3 - RVB 15 - WIL 2 - PRE 2 - WHP 1 - RVB 17 - RTD 6 - RVB 2 - WHP 7 - TGA 3 - BHS 6 - QUA 3 - BHS 4 - RVB 3 - BHS 6 - QUA 3 - BHS 9 - SWG 5 - WIL 10 - BLU 5 - WIL 11 - SWG 5 - WIL 11 - BLU 5 - WIL 11 - SWG RT RT WD WD SSR SSR SSR WETLAND BUFFER SIGN, MAXIMUM 100' SPACING - SEE DETAIL WETLAND BUFFER SIGN - SEE DETAIL WETLAND BUFFER SIGN, MAXIMUM 100' SPACING - SEE DETAIL WETLAND BUFFER SIGN, MAXIMUM 100' SPACING - SEE DETAIL 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 (+/-21,233 S.F. / 0.49 AC)(TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURF GRASS SEED MIX (+/-54,861 S.F. / 1.26 AC)(TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX APPROXIMATE LIMITS OF IRRIGATION (TYP.) (+/-47,423 S.F. / 1.09 AC)(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 A B C LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) DECIDUOUS SHRUBS ANH ANNABELLE HYDRANGEA LDN LITTLE DEVIL NINEBARK RTD RED TWIG DOGWOOD WIL FLAME WILLOW ORNAMENTAL GRASSES BLU BIG BLUESTEM HMS HEAVY METAL SWITCHGRASS PDS PRAIRIE DROPSEED SWG SWITCH GRASS 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 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 A p r i l 1 5 , 2 0 2 5 - 9 : 4 0 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 20 10 20 40 NOTE: SEE SHEET L105 FOR FULL PLANT SCHEDULE MATCHLINE - SEE SHEET L102 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 8 366 S WETLAND 3 PROPOSED CHURCH FFE: 976.50 PROPOSED CHURCH FFE: 976.50 WETLAND 3 NO P A R K I N G 36" 2 4 " 15" 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 P1 MH: 28 P1 MH: 28 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 D 7 - TGA 3 - LDN 4 - SGJ 5 - LDN 4 - TGA 6 - HMS 2 - TGA 3 - TGA 3 - HMS 6 - WLC 7 - AFS 23 - AFS 3 - HMS10 - AFS 3 - HMA 4 - ANH 7 - AFS 7 - AFS 1 - BOL 1 - SWO 2 - BOL 2 - IHL 10 - WLC 1 - SWO 1 - SWO 1 - BOL 1 - SWO 1 - SWO 5 - WLC 2 - IHL 5 - HMS 5 - WLC 1 - SWO 1 - BOL 18 - SGJ 5 - HMS 6 - WLC 11 - BES 4 - ABM4 - ABM 5 - HMS 18 - SGJ 5 - HMS 1 - SWO1 - SWO 1 - SWO4 - WIL 2 - RVB 2 - WHP 11 - RTD 1 - SWO 2 - QUA 5 - WLC 2 - IHL 5 - HMS 5 - WLC 6 - WLC 2 - SWO 2 - IHL 5 - WLC 5 - WLC 5 - WLC 22 - AFS 4 - ABM 4 - ABM 6 - WLC 5 - WLC 1 - BOL 1 - SWO 5 - HMS 16 - ANH 5 - HMS 16 - ANH 5 - HMS 2 - WHC 2 - WHC 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 SSR SSR SSR RT WETLAND BUFFER SIGN, MAXIMUM 100' SPACING - SEE DETAIL WETLAND BUFFER SIGN, MAXIMUM 100' SPACING - SEE DETAIL 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 A B C LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) 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 (+/-21,233 S.F. / 0.49 AC)(TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURF GRASS SEED MIX (+/-54,861 S.F. / 1.26 AC)(TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX APPROXIMATE LIMITS OF IRRIGATION (TYP.) (+/-47,423 S.F. / 1.09 AC)(TYP.) PLANT KEY DECIDUOUS SHRUBS ANH ANNABELLE HYDRANGEA LDN LITTLE DEVIL NINEBARK RTD RED TWIG DOGWOOD WIL FLAME WILLOW ORNAMENTAL GRASSES BLU BIG BLUESTEM HMS HEAVY METAL SWITCHGRASS PDS PRAIRIE DROPSEED SWG SWITCH GRASS 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 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 A p r i l 1 5 , 2 0 2 5 - 9 : 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 20 10 20 40 NOTE: SEE SHEET L105 FOR FULL PLANT SCHEDULE MATCHLINE - SEE SHEET L103 MATCHLINE - SEE SHEET L101 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 8 367 D CO. RD . N O . 1 0 CO M M E R C E S T . P2 MH: 28 CO. RD. NO. 10 CO. RD . N O . 1 0 7 - WLC 5 - HMS 8 - LDN 4 - BES 9 - PDS 5 - AFS 8 - WLC 5 - BES 3 - AFS6 - BES 1 - ABM1 - ABM RT RT SSR RT B A SYMBOL CODE COMMON NAME CONIFEROUS TREE 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 (+/-21,233 S.F. / 0.49 AC)(TYP.) SEED WITH MNDOT RT MIX: RESIDENTIAL TURF GRASS SEED MIX (+/-54,861 S.F. / 1.26 AC)(TYP.) SEED WITH MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX APPROXIMATE LIMITS OF IRRIGATION (TYP.) (+/-47,423 S.F. / 1.09 AC)(TYP.) TGA TECHNY ARBORVITAE DECIDUOUS SHRUBS ANH ANNABELLE HYDRANGEA LDN LITTLE DEVIL NINEBARK RTD RED TWIG DOGWOOD WIL FLAME WILLOW ORNAMENTAL GRASSES BLU BIG BLUESTEM HMS HEAVY METAL SWITCHGRASS PDS PRAIRIE DROPSEED SWG SWITCH GRASS PERENNIALS AFS AUTUMN FIRE SEDUM 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 A B C LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) 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 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 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 A p r i l 1 5 , 2 0 2 5 - 9 : 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 NORTH Know what'sbelow. before you dig.Call R 0GRAPHIC SCALE IN FEET 20 10 20 40 NOTE: SEE SHEET L105 FOR FULL PLANT SCHEDULE MATCHLINE - SEE SHEET L102 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 8 368 940 950 960 970 980 990 1000 940 950 960 970 980 990 1000 WETLANDWETLAND BUFFER WETLAND BUFFER PARKING AREA WALKISLANDLANDSCAPE AREA DRIVE AISLE PROPOSED BUILDING EDGE PROPERTY LINEPROPERTY LINE WETLAND BUFFER 920 930 940 950 960 970 980 990 1000 920 930 940 950 960 970 980 990 1000 40.0' BUFFERYARD WETLANDWETLAND BUFFER WETLAND BUFFER BMP PROPOSED BUILDING EDGE PROPERTY LINE LAWN NATIVE SEEDING OVERHEAD POWERLINE PR E P A R E D F O R LA N D S C A P E SE C T I O N 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 . FI R S T M . L A S T 12 / 1 6 / 2 0 2 4 XX X X X 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 SECTION ONE SCALE: 1"=20'L1041 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 A p r i l 1 5 , 2 0 2 5 - 9 : 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 Know what'sbelow. before you dig.Call R SECTION TWO SCALE: 1"=20'L1042 0GRAPHIC SCALE IN FEET 20 10 20 40 369 SYMBOL CODE QTY COMMON NAME BOTANICAL NAME N/A CAL.MATURE HEIGHT X WIDTH CONIFEROUS TREE - 24 TOTAL BHS 12 BLACK HILLS SPRUCE PICEA GLAUCA `DENSATA`B & B 6` HT. 6` HT. WHC 4 WHITE CEDAR THUJA OCCIDENTALIS `WHITE CEDAR`B & B 6` HT. WHP 8 WHITE PINE PINUS STROBUS B & B 8` HT. ORNAMENTAL TREE - 30 TOTAL QUA 14 QUAKING ASPEN POPULUS TREMULOIDES B & B 1.5" CAL. RVB 16 RIVER BIRCH MULTI-TRUNK BETULA NIGRA B & B 1.5" CAL 6` HT. OVERSTORY TREE - 47 TOTAL 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. PRE 2 PRINCETON ELM ULMUS AMERICANA `PRINCETON`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 MATURE HEIGHT X WIDTH CONIFEROUS SHRUBS - 66 TOTAL HMA 3 HOLMSTRUP ARBORVITAE THUJA OCCIDENTALIS `HOLMSTRUP`#5 CONT. 3` O.C. SGJ 40 SEA GREEN JUNIPER JUNIPERUS CHINENSIS `SEA GREEN`#5 CONT. 5` O.C. TGA 23 TECHNY ARBORVITAE THUJA OCCIDENTALIS 'TECHNY'#5 CONT. 6` O.C. DECIDUOUS SHRUBS - 133 TOTAL ANH 36 ANNABELLE HYDRANGEA HYDRANGEA ARBORESCENS `ANNABELLE`#5 CONT. 4` O.C. LDN 16 LITTLE DEVIL NINEBARK PHYSOCARPUS OPULIFOLIUS `DONNA MAY` TM #5 CONT. 4` O.C. RTD 37 RED TWIG DOGWOOD CORNUS SERICEA `BAILEYI`#5 CONT. 5` O.C. WIL 44 FLAME WILLOW SALIX X 'FLAME'#5 CONT. 6` O.C. TALL NATIVE PRAIRIE PLANTINGS - GRASSES - 118 TOTAL BLU 21 BIG BLUESTEM ANDROPOGON GERARDII #1 CONT. 4` O.C. HMS 57 HEAVY METAL SWITCHGRASS PANICUM VIRGATUM 'HEAVY METAL'#1 CONT. 3` O.C. PDS 9 PRAIRIE DROPSEED SPOROBOLUS HETEROLEPIS #1 CONT. 18" O.C. SWG 31 SWITCH GRASS PANICUM VIRGATUM #1 CONT. 4` O.C. PERENNIALS - 199 TOTAL AFS 84 AUTUMN FIRE SEDUM SEDUM X 'AUTUMN FIRE'#1 CONT. 24" O.C. BES 26 BLACK-EYED SUSAN RUDBECKIA FULGIDA `GOLDSTURM`#1 CONT. 18" O.C. 18" OC WLC 89 WALKER'S LOW CATMINT NEPETA X 'WALKER'S LOW'#1 CONT. 18" O.C. PLANT SCHEDULE SEED CODE QTY COMMON NAME WD 21,233 S.F. / 0.49 AC MNDOT WD MIX: WET DITCH SEED MIX WD 54,861 S.F. / 1.26 AC MNDOT RT MIX: RESIDENTIAL TURFGRASS SEED MIX WD 47,423 S.F. / 1.09 AC MNDOT SSR MIX: SOUTHERN SHORTGRASS ROADSIDE SEED MIX 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 A p r i l 1 5 , 2 0 2 5 - 9 : 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 PR E P A R E D F O R LA N D S C A P E NO T E S & SC H E D U L E L105 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 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 QTY. = QUANTITY 370 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 A p r i l 1 5 , 2 0 2 5 - 9 : 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 PR E P A R E D F O R LA N D S C A P E DE T A I L S L106 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 . FI R S T M . L A S T 12 / 1 6 / 2 0 2 4 XX X X X 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 DOUBLE SHREDDED HARDWOOD MULCH NOTES: 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 SPACINGAS 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.L1061 SHRUB / PERENNIAL PLANTING DETAIL SCALE: N.T.S. L1063 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.L1062 SPADED EDGE DETAIL SCALE: 1-1/2"=1'L1064 MULCH AT PLANTING AREA SPADED EDGE "V" SHAPED, 4" WIDTH, 4" DEPTH, MORE VERTICAL ON LAWN SIDE LAWN GRASS FINISHED GRADE TREE (TYP.) SHRUB / ORNAMENTAL GRASS / PERENNIAL (TYP.) MULCH OR SOD, SEE PLAN TOPSOIL, SEE LANDSCAPE NOTES CONCRETE CURB AND GUTTER (TYP.) SEE LANDSCAPE PLANFOR SPECIFICPLANTINGS FINAL GRADE, SEE GRADING LANDSCAPE PARKING ISLAND SCALE: N.T.S.L1065 371 A IRRIGATION KEYNOTES POINT OF CONNECTION, VERIFY LOCATION WITH OWNER. METER / BACKFLOW PREVENTER AND CONTROLLER TO BE LOCATED IN MECHANICAL ROOM, COORDINATE WITH MEP. CONTROLLER TO HAVE WEATHER BASED TECHNOLOGY RAIN SENSOR / FREEZE SENSOR DRIP IRRIGATION SPRAY IRRIGATION IRRIGATION SLEEVING QUICK COUPLER A B C D E F S S D D D CO. RD. NO. 10 CO M M E R C E S T PROPOSED CHURCH FFE: 976.50 WETLAND 3 NO P A R K I N G 36" 2 4 " 15" 18" 24" 24" 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 W D S A B C CC C D D E F F F F E C C C CC C C C LIMITS OF IRRIGATION (TYP.) IRRIGATION LEGEND SPRAY IRRIGATION (TYP.) ALL HEADS TO BE PRESSURE REGULATED DRIP IRRIGATION (TYP.) IRRIGATION SLEEVING QUICK COUPLER (FOR TEMPORARY IRRIGATION) 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 - I R R I G A T I O N P L A N . d w g A p r i l 1 5 , 2 0 2 5 - 9 : 4 6 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 MW CI T Y C O M M E N T S 1 3/ 1 0 / 2 5 PR E P A R E D F O R SC H E M A T I C IR R I G A T I O N P L A N L200 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 , P L A 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 FEBC O FEBC O BUILDING WALL ECCENTRICREDUCER ASREQUIRED CONCRETE FLOOR SCHEMATIC ILLUSTRATION OF INTERIOR ENCLOSURE IRRIGATION CONNECTION SCALE: NTS L2001 RAIN / FREEZE SENSOR MOUNT ON EXTERIOR SIDE OF WALL AT HIGHEST EXPOSED LOCATION 1" QUICK COUPLING VALVE OR PLUG FOR WINTER BLOW OUT PVC SCHEDULE 40 SLEEVING FOR LOW VOLTAGE WIRES AND IRRIGATION MAIN UNDER PAVEMENT / THROUGH STRUCTURES EXTERIOR EXISTING GRADE IRRIGATION MAINLINE COPPER OR GALVANIZED STEEL PIPE AND FITTINGS TO LANDSCAPE AREA EXTERIOR EXISTING GRADE PVC MAINLINE FLOW SENSOR (LOCATION PREFERRED NEAR CONTROLLER) MASTER CONTROL VALVE, NORMALLY OPEN, AS SPECIFIED COUPLER IRRIGATION PLUMBING TO SYSTEMTO SYSTEM VALVE BOX IN LANDSCAPE AREA. FIELD VERIFY. THRUST BLOCK AS NEEDED CHANNEL IRON PUMP BASE AS REQUIRED BOOSTER PUMP AND ELECTRICAL CONNECTIONS AS REQUIRED, VERIFY. LOCATE NEAR DRAIN IRRIGATION MAINLINE COPPER OR GALVANIZED STEEL PIPE & FITTINGS. UNION NOTE: IRRIGATION CONNECTION PER CITY REQUIREMENTS AND PER CONNECTION PRIOR TO DOMESTIC WATER METER. COORDINATE WITH BUILDING ELECTRICAL / MECHANICAL CONNECT TO BUILDING WATERMAIN PRESSURE GAUGE ( 0-100 PSI) GATE VALVE WATER METER RPZ OR PVB BACKFLOW DEVICE UNION PRESSURE GAUGE (0-100 PSI) CHECK VALVE AS REQUIRED WITH PUMP GATE VALVE 120V POWER SUPPLY FROM BUILDING, AS REQUIRED, VERIFY. IRRIGATION CONTROLLER MOUNT ON WALL, PLUS, AS REQUIRED, RAIN SENSOR RECEIVER, REMOTE RECEIVER, AND PUMP START RELAY PROVIDE ELECTRICAL CONDUIT AS REQUIRED NOTE: INLET PIPE LENGTH OF SENSOR MUST BE MIN. 10X PIPE DIA. STRAIGHT, CLEAN RUN OF PIPE, NOT FITTINGS OR TURNS. OUTLET PIPE LENGTH OF SENSOR MUST BE MIN. 5X PIPE DIA. OF STRAIGHT CLEAN RUN OF PIPE, NO FITTINGS OR TURNS. 1. ALL PLANT MATERIAL INCLUDING PLANTERS SHALL BE IRRIGATED WITHIN THE LIMITS OF PLANTING / IRRIGATION. 2. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS-BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE-YEAR WARRANTY ON ALL PARTS AND LABOR. 3. CONTRACTOR SHALL BE RESPONSIBLE FOR PROVIDING AN IRRIGATION LAYOUT PLAN AS PART OF THE SCOPE OF WORK. SUBMIT LAYOUT PLAN FOR APPROVAL BY THE LANDSCAPE ARCHITECT PRIOR TO ORDER AND / OR CONSTRUCTION. IT SHALL BE THE CONTRACTOR'S RESPONSIBILITY TO ENSURE THAT SODDED / SEEDED AND PLANTED AREAS ARE IRRIGATED PROPERLY AND ON SEPARATE ZONES, INCLUDING THOSE AREAS DIRECTLY AROUND AND ABUTTING BUILDING FOUNDATION. 4. CONTACT LANDSCAPE ARCHITECT FOR INSPECTION AND APPROVAL OF ALL AREAS RECEIVING DRIP IRRIGATION PRIOR TO INSTALLATION OF ANY MULCH. 5. PROVIDE THE OWNER WITH AN IRRIGATION SCHEDULE APPROPRIATE TO THE PROJECT SITE CONDITIONS PRIOR AND TO PLANTED MATERIAL GROWTH REQUIREMENTS. 6. CONDUIT LOCATIONS SHOWN FOR REFERENCE ONLY AND ARE APPROXIMATE. IRRIGATION NOTES 0GRAPHIC SCALE IN FEET 50 25 50 100 NORTH 372 Page 1 of 1 Da t e : 3 / 1 1 / 2 0 2 5 DISCLAIMER: Based on the information provided, all dimensions and luminaire locations shown represent recommended positions. Actual performance of any manufacturer's luminaires may vary due to changes in electrical voltage, tolerance in LEDs and other variable field conditions. Calculations do not include obstructions such as buildings, curbs, landscaping or any other architectural elements unless noted. Fixture nomenclature to be finalized by engineer and/or architect. This drawings is for photometric evaluation purposes only and should not be used as a construction document or as a final document for ordering product. De s i g n e d B y : K . T o m c z a k Sc a l e : 1 " = 3 0 ' Ch e c k e d B y : R o b C h a s s é St . T h o m a s A p o s t l e C h u r c h Luminaire Schedule Symbol Calculation Summary Label Units AvgQtyTypeMounting Height Lum. Watts Max Min Avg/Min Max/Min Overall Site Luminaire Lumens LLF Description [MANUFAC] Fc 0.41 3.3 0.0 N.A.N.A. Parking Lot Fc 1.53 3.3 0.3 5.10 11.004P128104148720.900 NV-1-T5W-48L-7-40K7 NLS LIGHTING 2 P2 28 71 8449 0.900 NV-1-T3-32L-7-40K-UNV NLS Lighting, LLC 1 P3 28 71 8307 0.900 NV-1-T4-32L-7-40K-UNV NLS Lighing LLC S W D D S S 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 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 CO. RD. NO. 10 PROPOSED CHURCH FFE: 979.00 WETLAND 3 36" 2 4 " 15" P1 MH: 28 MH: 28 P1 P1 MH: 28 P1 MH: 28 P3 MH: 28 P2 MH: 28 P2 MH: 28 0.0 0.10.00.00.00.00.0 0.00.0 0.0 0.2 0.00.00.00.00.00.00.0 0.0 0.9 1.51.51.31.11.01.01.00.1 1.00.1 0.80.70.70.60.50.40.3 0.1 1.0 0.5 0.10.80.80.80.70.70.7 1.00.6 1.20.50.30.20.20.10.10.1 0.1 0.6 0.7 1.2 0.20.20.30.40.50.60.9 0.7 0.10.70.80.91.11.11.31.41.4 0.7 1.20.6 1.41.41.41.51.51.5 1.21.3 1.01.21.21.31.31.11.00.9 1.4 1.4 0.2 0.00.00.00.00.00.00.01.3 0.10.5 0.30.40.50.70.80.80.80.9 0.1 0.7 0.7 0.00.10.10.10.20.3 0.00.5 0.00.70.70.80.80.91.01.1 0.0 0.4 0.0 0.40.30.20.10.10.10.0 0.0 0.0 1.3 0.0 0.00.00.00.00.00.00.0 0.0 0.0 0.30.20.20.10.10.10.0 0.0 0.0 0.40.00.0 0.00.00.00.00.0 0.0 0.6 0.50.60.91.21.31.31.20.3 0.70.3 0.60.50.50.50.50.50.4 0.0 1.0 0.3 0.01.31.00.80.50.40.4 1.60.4 0.90.30.30.30.30.20.20.2 1.1 0.4 0.1 0.4 0.00.00.00.00.00.11.7 0.1 0.00.20.20.20.30.30.40.50.6 0.1 1.10.6 0.50.50.60.60.60.7 0.31.1 0.21.31.31.20.90.80.70.7 0.5 0.9 0.0 0.00.0 0.00.00.00.00.00.4 0.00.6 0.00.00.00.00.10.10.10.2 0.0 0.1 0.7 0.00.00.00.00.00.0 0.00.0 0.00.10.10.10.20.20.30.3 0.0 0.0 0.1 0.60.60.50.50.40.40.3 0.0 0.1 0.4 0.10.00.00.00.00.00.0 0.0 0.2 0.6 0.00.00.00.00.00.10.1 0.0 0.3 0.00.71.01.21.21.11.31.6 0.1 0.1 1.61.31.00.80.70.50.3 0.0 0.1 0.0 0.00.00.00.00.0 0.00.02.4 0.2 0.0 2.00.40.30.20.10.10.0 0.80.0 0.90.0 0.00.00.00.00.00.00.0 0.0 2.1 2.4 2.52.32.32.11.91.80.6 1.9 2.22.32.42.42.42.11.91.61.2 1.8 0.70.0 2.42.42.31.91.61.3 2.30.9 2.20.50.30.20.10.10.00.0 2.0 1.1 2.4 0.0 1.51.71.51.21.41.72.5 2.30.0 2.42.52.32.22.12.02.02.1 2.0 2.0 0.0 1.72.02.22.42.52.4 1.22.2 1.31.91.92.02.22.32.42.5 0.0 2.3 0.1 0.00.00.00.00.00.00.01.4 0.02.2 0.10.10.20.40.81.01.21.4 0.0 0.00.8 0.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.10.10.20.30.5 1.7 0.0 0.6 0.0 2.02.01.91.81.51.20.0 0.8 0.9 0.50.40.20.20.10.10.00.0 0.9 0.1 0.71.00.80.70.60.50.3 1.40.1 1.60.10.00.00.00.00.0 0.0 0.1 0.2 1.6 0.90.91.11.31.51.71.71.2 1.6 1.6 1.51.51.41.41.41.51.61.6 1.7 1.90.2 1.61.71.81.92.12.1 1.92.1 2.11.81.41.10.90.70.60.4 1.8 2.2 1.1 0.0 0.10.10.10.30.40.61.8 1.10.1 1.11.21.51.82.02.22.22.1 0.9 1.9 0.3 0.60.81.01.01.01.0 0.31.6 0.12.02.02.01.91.71.61.51.5 1.3 0.0 0.10.00.00.00.00.0 0.00.4 0.0 0.0 0.00.00.00.00.00.00.00.1 0.0 0.0 0.40.50.40.30.10.00.0 0.3 0.0 0.10.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.3 0.00.2 0.00.00.00.00.00.00.10.0 0.0 0.0 0.0 0.00.00.00.00.00.0 0.00.0 0.00.00.00.10.10.20.30.3 0.2 0.0 0.0 0.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.0 0.0 0.00.0 0.00.00.00.00.00.0 0.00.0 0.0 0.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.0 0.00.0 0.00.00.00.00.0 0.00.00.0 0.2 0.0 0.1 0.00.10.10.20.30.40.60.0 0.3 0.0 0.00.00.00.00.00.00.00.0 0.5 0.1 0.00.00.00.10.10.10.2 0.4 0.2 0.00.10.00.00.00.00.00.0 0.2 0.0 0.00.00.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.0 0.00.0 0.0 0.00.0 0.00.00.00.0 0.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.10.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.1 0.00.00.00.00.00.00.00.0 0.10.0 0.20.20.30.30.20.10.00.0 0.1 0.1 0.10.10.10.10.10.10.1 0.0 0.1 0.20.10.00.00.00.00.00.0 0.1 2.8 0.10.10.10.10.20.20.40.1 1.50.2 2.61.60.90.50.20.20.2 0.0 0.8 0.3 0.0 0.20.30.51.42.52.1 0.10.8 0.10.10.10.10.10.10.10.10.1 1.4 0.0 0.1 0.00.00.00.00.00.00.1 0.0 0.00.00.00.00.00.10.10.10.1 0.0 0.30.6 0.10.10.10.10.10.1 0.00.2 0.00.30.40.71.22.32.21.5 0.1 0.2 0.0 0.10.10.00.00.00.00.0 0.0 0.00.3 0.00.00.00.00.00.00.00.0 0.0 0.0 0.90.00.0 0.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.0 0.1 0.0 0.2 0.30.30.30.20.20.20.20.0 0.2 0.1 0.10.10.10.10.10.10.00.0 0.2 0.00.0 0.10.10.10.00.00.0 0.10.0 0.60.00.00.00.00.00.00.0 0.00.0 0.1 0.1 0.00.00.00.00.00.00.1 0.10.0 0.10.10.10.40.70.90.80.8 0.0 0.5 0.0 0.00.00.00.00.10.1 0.00.3 0.00.60.70.60.40.10.10.0 0.4 0.1 0.0 0.00.00.00.0 0.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.0 0.0 0.00.4 0.00.00.00.00.00.0 0.00.0 0.00.00.10.10.10.10.10.1 0.0 0.0 0.0 0.0 0.10.10.10.10.00.0 0.0 0.0 1.0 0.00.00.00.0 0.00.00.00.0 0.0 0.0 0.20.00.00.00.00.00.0 0.00.0 0.0 0.00.00.00.00.00.00.00.0 0.0 0.1 1.61.41.10.70.20.10.10.0 0.1 0.1 0.10.10.10.10.10.00.00.0 0.1 0.1 0.00.00.00.00.20.10.1 0.0 0.1 0.00.10.00.00.00.00.00.0 0.1 0.6 0.10.20.20.51.01.41.20.0 0.70.0 0.60.40.10.00.00.00.0 0.0 0.9 0.2 0.0 0.30.00.00.00.00.3 0.60.2 0.70.10.10.10.10.00.00.0 1.1 0.2 0.1 0.0 0.00.00.00.00.00.00.5 0.1 0.00.20.40.71.41.71.41.10.8 0.1 0.01.0 0.0 0.00.00.00.00.0 0.0 0.0 0.0 0.00.10.10.10.20.40.8 0.1 0.0 0.1 0.00.00.00.00.00.00.00.0 0.0 0.7 0.10.10.10.00.00.00.00.0 0.0 0.0 1.10.10.10.00.00.00.0 0.10.0 0.1 0.00.00.00.00.00.00.0 0.0 0.0 0.0 0.60.50.40.40.10.00.00.1 0.0 0.1 0.00.00.00.00.00.00.00.1 0.0 0.5 0.80.70.80.80.70.70.6 0.0 0.6 0.90.30.20.20.10.10.10.0 0.6 0.4 0.00.00.00.00.10.10.10.8 0.30.8 0.91.31.31.11.01.01.00.0 0.2 1.0 0.0 1.11.11.01.01.01.1 1.11.0 1.21.01.11.21.21.11.01.0 1.6 1.1 0.0 0.00.0 0.00.00.00.00.01.1 0.0 0.0 0.00.10.10.10.30.50.91.2 0.0 0.1 0.0 0.70.50.40.40.30.3 0.90.2 0.90.10.10.00.00.00.00.0 0.0 0.2 0.1 0.00.00.00.00.00.00.00.8 0.1 0.0 0.10.20.40.71.61.81.41.1 0.0 0.1 0.0 0.50.50.50.40.30.2 0.80.1 0.90.00.00.00.00.00.0 0.0 0.0 0.1 0.2 0.00.00.00.00.00.00.10.7 0.1 0.0 0.30.51.21.61.41.11.01.0 0.1 0.0 0.00.00.00.00.00.0 0.0 0.00.00.00.00.00.00.00.0 0.00.10.0 0.00.00.00.00.00.00.0 0.00.0 0.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.10.10.10.00.00.00.0 0.0 0.10.00.00.00.00.00.00.00.0 0.0 0.0 0.00.0 0.60.60.50.50.40.3 0.30.1 0.20.00.00.00.00.00.00.0 0.0 0.2 0.0 0.0 0.00.00.00.00.0 0.00.5 0.00.0 0.00.00.00.00.00.00.00.1 0.0 0.9 0.0 0.00.00.00.10.10.2 0.00.7 0.00.80.70.50.40.40.30.1 1.0 0.4 0.0 0.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.00.00.0 0.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.0 0.0 0.0 0.2 0.0 0.10.10.10.10.10.10.0 0.2 0.0 0.20.10.10.00.00.00.00.0 0.1 0.0 0.0 0.00.00.00.00.00.0 0.20.0 0.20.00.00.00.00.00.00.00.0 0.0 0.1 0.00.00.00.00.00.00.00.1 0.0 0.0 0.10.20.30.30.30.30.30.3 0.0 2.2 1.81.61.31.41.61.82.0 1.3 2.2 1.32.12.12.12.22.22.12.1 2.2 0.0 0.00.00.0 0.00.00.00.01.9 0.02.0 0.00.00.10.10.20.30.52.2 0.0 0.1 2.1 0.00.00.00.00.00.0 0.00.1 0.0 0.20.40.71.83.02.42.0 1.0 0.0 0.5 0.1 2.22.01.71.51.31.2 0.0 0.7 2.20.30.20.10.10.00.00.00.0 1.0 0.00.1 0.10.10.00.00.00.0 0.3 0.0 0.5 0.00.00.00.00.00.00.00.0 0.0 2.4 2.32.22.01.91.92.02.20.2 2.4 0.1 2.32.22.01.61.31.00.90.7 2.4 1.3 0.12.22.32.42.42.42.2 2.11.6 2.11.10.90.70.50.30.20.1 1.4 1.9 1.6 0.20.41.01.31.41.61.52.1 1.40.0 2.02.22.42.42.42.22.12.1 1.3 1.4 0.20.30.61.52.42.11.9 1.7 1.3 0.01.61.82.12.32.32.22.1 1.6 0.0 0.30.20.10.10.00.00.0 0.1 0.0 0.1 0.00.00.00.00.00.00.02.2 0.0 0.0 2.10.00.00.00.0 0.00.0 0.1 0.0 0.1 0.00.00.00.00.10.10.10.2 0.0 1.8 1.0 2.22.12.12.22.32.30.0 2.0 2.11.51.31.11.00.70.50.30.2 2.2 0.0 0.0 1.21.00.70.50.30.2 1.50.1 1.60.00.00.00.0 0.00.00.00.5 0.1 2.2 1.51.71.92.12.22.12.01.3 2.1 0.0 2.22.12.02.02.12.22.11.9 2.0 2.1 0.02.02.02.12.22.22.1 2.22.0 2.12.22.11.91.61.51.31.2 2.4 2.0 3.3 0.00.00.00.10.10.20.42.1 1.90.7 2.62.01.71.31.41.51.71.9 0.9 1.7 1.51.41.31.41.41.51.6 2.4 1.8 1.81.51.31.10.90.70.60.5 1.7 1.1 0.00.00.10.10.20.40.61.6 1.01.7 1.21.21.21.31.41.61.80.1 0.8 1.5 0.4 0.40.60.70.91.11.2 0.11.3 0.11.71.92.02.02.01.91.71.6 1.2 0.0 0.00.10.10.00.00.00.0 0.2 0.0 0.2 0.00.00.00.00.00.00.00.0 0.0 0.21.1 0.00.00.00.00.00.0 0.00.1 0.00.50.71.01.11.21.21.1 0.0 0.1 0.1 0.90.80.80.70.60.50.4 0.0 0.2 1.2 0.10.10.00.00.00.00.0 0.0 0.3 0.0 1.10.40.30.20.10.10.1 0.70.0 0.80.00.0 0.00.00.00.00.0 1.6 0.0 1.2 1.31.41.41.31.31.21.20.6 1.2 0.0 1.21.31.31.41.31.21.00.9 1.2 1.81.6 2.22.42.52.32.32.1 1.71.8 1.42.02.12.32.42.52.42.2 0.01.9 0.1 1.5 0.00.00.00.00.00.02.0 0.11.3 0.20.30.50.71.01.21.21.2 0.0 1.1 1.9 0.00.10.10.10.10.4 0.00.9 0.01.41.41.21.41.72.12.2 0.7 0.0 1.00.80.60.40.30.20.1 0.0 0.0 0.00.00.00.0 0.00.00.00.00.0 0.1 0.00.6 0.00.0 0.00.00.00.0 0.0 0.0 0.0 0.00.00.00.10.10.20.3 0.0 0.0 1.0 2.4 1.71.92.02.01.91.90.0 1.3 0.9 0.80.70.50.40.30.20.10.1 1.6 0.3 0.52.01.81.51.10.90.7 2.30.4 2.20.20.10.10.00.00.00.00.0 0.6 2.2 1.11.11.21.31.61.92.02.2 2.3 1.5 2.11.91.81.61.71.82.02.1 2.3 0.0 0.0 0.00.0 0.00.00.00.00.0 0.0 0.00.0 0.0 0.00.00.00.00.00.00.00.00.0 0.00.0 0.00.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.0 0.00.0 0.00.00.00.00.0 0.00.00.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.0 0.00.0 0.0 0.10.10.10.10.10.10.10.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.0 0.00.0 0.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.10.00.00.0 0.0 0.0 0.00.00.00.00.00.00.00.00.00.00.0 0.0 0.0 0.2 fc 0.2 fc 0.2 fc 0.2 fc 0.2 fc 0.2 fc0.2 fc 0.2 fc 0.2 fc 0.2 fc 0.2 fc 0.2 fc 0.5 fc 0.5 fc 0 .5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc 0.5 fc Minimum = 0.3 Avg/Min Ratio = 5.10 Max/Min Ratio = 11.00 Parking Lot Illuminance (Fc) Average = 1.53 Maximum = 3.3 37 3 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 6 May 2024 CONFERENCE ROOM 408 Total SHRINE PRESIDERALTAR ALTAR OF REPOSE SACRISTY SACRISTY SERVERS CREDENCE BAPTISTRY NARTHEX DOWN TO LOWER LEVEL KITCHENETTE UP TO CHOIR LOFT CORRIDOR COATS WO M E N ME N PENITENTPRIESTPENITENTPRIEST SHRINE ADORATION CHAPEL CORRIDOREXIT CHAPEL ENTRANCE POTENTIAL SOCIAL HALL LOCATION STOR.STOR.STOR.STOR. EXIT VESTIBULE SERVERS CHURCH SEATING / PARKING RATIO 408 / 4 = 102 Parking spaces required 374 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 ELEV: 70' 0" Church spire/bell tower height exemption ELEV: 45' 0" Midpoint of slope 375 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 1 of 6 Motion By: Seconded By: APPROVAL OF A SITE PLAN AND TWO VARIANCES ST. THOMAS THE APOSTLE CATHOLIC CHURCH AT 20020 COUNTY ROAD 10 (PID 23-119-23-44-0015) (CITY FILE NO. 24-045) WHEREAS,St. Thomas the Apostle Catholic Church (“the applicant”) is requesting approval of a site plan to allow construction of a new place of worship/assembly and two variances on property legally described as follows: See Attachment A WHEREAS,the Planning Commission has reviewed the site plan and variances at a duly called public meeting. FURTHER, that the development contract for said plat shall be completed by City staff and the Mayor and City Administrator be authorized to execute the development contract on behalf of the City; and NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA,that it should and hereby does approve the request, subject to the following findings and conditions: 1.A site plan is approved to allow for the construction of a 14,275 sq. ft. church as shown on application and plans received by the City on January 17, 2025, additional information received on March 10, 2025, March 28, 2025 and April 23, 2025, except as amended by this resolution. 2.The variance for a 0-foot drive aisle setback where 10 feet is required by1060.060 Subd. 4 of the Zoning Ordinance is approved based on the following findings: a. There are practical difficulties in complying with the zoning ordinance. Hennepin County will require that the existing access to the cemetery be removed from County Road 10 as part of the development project. There is access to the cemetery from County Road 116 and from the church community room parking lot on the lot to the east, which will be moved to the new church lot. The driveway connection is necessary to provide a connection between the church and the cemetery and requiring users to exit the church property on County Road 10 and travel to the cemetery access on County Road 116 is a practical difficulty. 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 drive aisle crossing the property line and creating a zero setback is unique because staff and volunteers will need to be able to move from the church to the cemetery on a regular basis and requiring them to exit the site and travel on County Road 10 and County Road 116 to do so would be burdensome and create unnecessary travel on the county roads. 376 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 2 of 6 c. The granting of the variation will not alter the essential character of the locality. The two parcels function together today and would continue to operate in a similar manner if the variance is approved. d. The variance will be in harmony with the general purpose and intent of the PI district, which is to provide for the establishment these types of uses. e. The variance would allow for the development of the site in a manner that is consistent with the commercial uses anticipated in the Comprehensive Plan. 3.The variance for a for a gravel drive where asphalt or concrete is required by Section 1060.060 Subd. 3 of the Zoning Ordinance is approved based on the following findings: a. There are practical difficulties in complying with the zoning ordinance. The gravel drive is approximately 60 feet long between the parking lot and the east lot line where it will be extended to connect with the existing gravel drive on the parcel to the east. Requiring this short segment of the drive aisle to be paved would make maintenance of the drive aisle more expensive. 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 church owns three parcels and the church and cemetery activities are inter-related despite being on separate parcels. The drive aisle crossing the property line is unique because staff and volunteers will need to be able to move from the church to the cemetery on a regular basis and having that drive aisle partially paved and partially gravel would make maintenance difficult. c. The granting of the variation will not alter the essential character of the locality. The drive aisle from County Road 10 to the cemetery is gravel today and this change will eliminate the access onto County Road 10 and shorten the portion of gravel drive on site. d. The variance will be in harmony with the general purpose and intent of the PI district, which is to provide for the establishment these types of uses. e. The variance would allow for the development of the site in a manner that is consistent with the commercial uses anticipated in the Comprehensive Plan. 4.A demolition permit is required prior to removal of any existing buildings. 5.All signage shall comply with the standards in Chapter 84 of the City Code. a. The existing church sign at 20000 County Road 10 (PID 23-119-23-44-0018) must be removed when the existing church is removed from that site. b. A sign permit will be required for new signage for the new church at 20020 County Road 10. c. The site plan shall be updated to show compliance with sign setback requirements. 6.The applicant must comply with all conditions in the City Engineer’s memo dated April 21, 2025. 377 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 3 of 6 7.The applicant must comply with all conditions in the City Engineer’s stormwater memo dated April 18, 2025. 8.The applicant must comply with all conditions in the feasibility study dated April 11, 2025. 9.The applicant must comply with the Public Safety Plan Review comments dated January 8, 2025 and April 9, 2025. 10.The applicant must comply with the Hennepin County email dated February 13, 2025 and must coordinate with Hennepin County on access permits and removal of the crosswalk. 11.The survey must be updated to show the three separate parcels along with lot areas and lot dimensions. 12.The trash enclosure materials shall be consistent with the principal building. The plans shall be updated to provide material details. 13.Mechanical equipment must be fully screened from view in a way that is integral to the architecture of the building. This equipment may not be located in the front yard. The plans must be revised to show compliance. 14.A revised landscape plan shall be submitted to show the following as required by Section 1060.070 of the Zoning Ordinance: a. The landscape formulas must be revised to show compliance with the ordinance numbers for the base landscaping. The lot dimensions must be shown on the plan. b. Landscaping on the west side of the parking lot must be revised to provide shrub landscaping along the length of the parking area to screen vehicle headlights to a height of at least 3 feet. c. Provide City of Corcoran Landscape details. d. Underground irrigation with rain sensors must be provided. Plan sheet L200 must be updated. e. The buffer yards on the north (Buffer yard D) and west (Buffer yard C) must be updated to comply with the standards Section 160.070, Subd. 2.J.1 of the Zoning Ordinance. These requirements are in addition to the base landscape requirements. i. Only the wetland and wetland buffer areas may be exempted from the buffer yard planting requirements. ii. The buffer yard calculations on Sheet L100 must be updated to show compliance with the minimum calculations. iii. The affected lot line dimensions must be shown on the plan. 378 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 4 of 6 15.The applicant must submit final building plans for City review. The plans must include material details, including colors, and building heights must be dimensioned to ensure compliance with Zoning Ordinance standards. 16.A final lighting plan for all building lighting must be submitted for review to ensure compliance with Section 1060.060 of the Zoning Ordinance. 17.Section 1030.090, Subd. 6 and Appendix A of the Zoning Ordinance require that new or relocated utilities be placed underground. The applicant shall work with the City and Wright Hennepin Electric to facilitate this change with the relocation of the overhead lines. 18.Easements over the wetlands and buffers are required. Exhibits and easement legal descriptions must be provided to the City for preparation of the easement in recordable form. 19.Easements over the stormwater ponds are required. Exhibits and easement legal descriptions must be provided to the City for preparation of the recordable document. 20.A stormwater management agreement must be executed and recorded. 21.A building permit is required prior to beginning construction. 22.The developer shall enter into a development agreement and submit a financial guarantee for the proposed work as outlined in the Zoning Ordinance. a. The applicant must provide a SAC determination for calculation of fees. b. The applicant must provide pre-development acreage for calculation of fees. 23.The following documents must be approved by the City Attorney: a. Development Agreement b. Stormwater Maintenance Agreement c. Easements in recordable form d. Wetland establishment and maintenance plan 24.FURTHER, that the following conditions be met prior to issuance of building permits: a. The applicant must provide updated architectural plans confirming compliance with the building height standards in the Zoning Ordinance. b. The applicant shall submit any and all necessary permits to the watershed and receive approval and shall provide proof of permits to the City. c. A complete set of revised plans shall be submitted showing compliance with the approval conditions in this resolution. 379 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 5 of 6 d. The applicant must record the approving resolution, development contract and any other associated documents at Hennepin County and provide proof of recording to the City. 25.FURTHER, that the following conditions must be met prior to release of remaining escrow: a. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. b. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 26.Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. 27.Facilities and equipment shall be removed within six months of becoming unnecessary or obsolete. 28.If trees marked for preservation are removed during construction, the applicant shall be required to provide an equivalent caliper inch replacement for the lost trees. 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 380 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-52 Page 6 of 6 Attachment A – Legal Description The South forty-eight (48) rods of the East sixty (60) rods of the Southeast Quarter (SE 1/4) of Section Twenty-three (23), Township One Hundred Nineteen (119), Range Twenty-three (23), according to the government survey thereof, Hennepin County, Minnesota, except the following: a. The South one hundred sixty-five (165) feet of the East two hundred sixty-four (264) feet thereof. b. That part described as follows: Beginning at a point in the East line of said Southeast Quarter (SE 1/4), seven hundred seventy-five (775) feet North of the Southeast corner thereof; thence West at right angles to the East line of said Southeast Quarter (SE 1/4), two hundred sixty-four (264) feet; thence North at right angles to the North line of said South forty-eight (48) rods, thence East along the North line of said South forty-eight (48) rods, to the East line of said Southeast Quarter (SE 1/4), thence South along said East line to point of beginning. c. Beginning at a point in the South line of said Southeast Quarter (SE 1/4), which point is two hundred sixty-four (264) feet West of the Southeast corner of said Southeast Quarter (SE 1/4); thence North at right angles three hundred ninety-six (396) feet; thence West at right angles three hundred thirty (330) feet; thence South at right angles three hundred ninety-six (396) feet to the South line of said Southeast Quarter (SE 1/4); thence East along said South line to point of beginning. d. The West 20 rods of the East 36 rods of the North 24 rods of the South 48 rods of the Southeast Quarter (SE 1/4) of Section 23, Township 119, Range 23. And e. That part of the East 264 feet of the Southeast Quarter (SE 1/4) of Section 23, Township 119, Range 23, lying North of the South 165 feet thereof, and lying South of a line drawn West at right angles to the East line of Said Southeast Quarter from a point on said East line a distance of 775 feet North as measured along said East line from the Southeast corner of said Southeast Quarter of Section 23, Township 119, Range 23. As evidenced by Warranty Deed filed June 2, 1998 as Document No. 6906556. Abstract Property 381 STAFF REPORT Agenda Item: 6.o Council Meeting: May 22, 2025 Prepared By: Seth Gellman. Community Development Administrative Assistant Kendra Lindahl, AICP Topic: Final Plat for Brockton Lane Business Park (PID 01-119-23-11-0001) (City file 25-019). Action Required: Decision Summary The applicant, Brandon Champeau of Hempel Development, LLC, has submitted a request for approval of a final plat for phase I of a two-lot industrial park. This initial phase plat includes the public right-of- way, one developable lot and four outlots. Council Action Attachments 1. 2025-05-22 CC packet_Brockton Lane FP.pdf 2. 2025-05-22 FP Resolution_Brockton Lane.docx 382 Page 1 of 5 STAFF REPORT Agenda Item ___ City Council Meeting: May 22, 2025 Prepared By: Kendra Lindahl, AICP Topic: Final Plat for “Brockton Lane Business Park” (PID 01-119- 23-11-0001) (City file 25-019) Action Required: Decision Review Deadline: June 21, 2025 1. Request The applicant, Brandon Champeau of Hempel Development, LLC, has submitted a request for approval of a final plat for phase I of a two-lot industrial park. This initial phase plat includes the public right-of-way, one developable lot and four outlots. 2. Background The City Council reviewed a PUD sketch plan on March 28, 2024 and indicated support for the project. The City completed an environmental assessment worksheet (EAW) for the project. On February 13, 2025, the City Council issued a finding of “no need” for an EIS, based on the review of the EAW dated November 2024. The City approved the Preliminary Plat and Site Plan on March 27, 2025. The applicant has indicated they intend to do the project in two phases and has submitted an updated final plat with plans for phase 1 only. 3. Context Zoning and Land Use The 80.86-acre site is guided Light Industrial in the Comprehensive Plan and zoned Light Industrial (I-1). 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 Northeast District Design Guidelines. This is the only remaining parcel of industrial land in the Northeast District. Figure 1- Site Location 383 Page 2 of 5 Surrounding Properties All surrounding properties are located within the MUSA and Northeast District. The properties to the north are in the city of Rogers and are planned for residential uses and protected natural resources. Properties to the east across County Road 101 are in the city of Maple Grove and planned for low density residential. The property to the south is guided and zoned Light Industrial and developed as North Central International (formerly known as Nelson International). The property to the west is guided Mixed Use and Low Density Residential, zoned General Mixed Use and Single Family Residential 2 (RSF-2) and developed with the Stieg farm. Natural Characteristics of the Site The wetland delineation shows a wetland on the north and two wetlands on the south portion of the site. The Natural Resources Inventory (NRI) map identifies wetlands on the south portion of the site and these are shown as medium quality wetlands on the Natural Resource Communities Quality Ranking map. The Parks and Trails map shows that same area as part of the Greenway Corridor. 4. Analysis Staff has reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance and City Code requirements, as well as City Policies. The City Engineer’s comments are incorporated into this staff report and the approval conditions require compliance with the memo. A. Level of City Discretion in Decision-Making The City’s discretion in approving a final plat is limited to whether the proposed plat meets the standards outlined in the City’s Subdivision and Zoning Ordinance. If it meets these standards, the City must approve the final plat. B. Consistency with Ordinance Standards The City Council previously reviewed a site plan for this site with two buildings. The applicant has now decided to phase the project. The eastern 266,120 square foot building will be constructed with Phase 1 and the remainder of the site shall be platted as outlots until the Phase 2 plat is submitted (anticipated in 2026). Figure 2- Northeast District Plan 384 Page 3 of 5 Parks and Trails Under the current ordinance, park dedication of land is required at 4% of the net pre-development area for Commercial and Industrial land or the market equivalent in cash. The City fee schedule was developed using average market values, resulting in a commercial/industrial park fee of $5,866 per net acre. The pre-development acreage for the site is approximately 27.41 acres for Phase 1 (27.41 X $5,866 = $160,787.06). The applicant has proposed a trail on the north side of 107th Place. The trail will connect to the regional trail to the west when that property develops. An on-road trail is planned on County Road 101 and on the future County Road 117 extension to the north in Rogers. Those trails will be constructed when the County improves those streets. The Northeast District plan requires a sidewalk on one side and a trail on the other side of the collector street (105th Avenue) and sidewalks on both sides of the local street (107th Place). The plans show the opposite. Staff has included a condition accepting this location contingent upon Hennepin County approval of a full intersection at 107th Place. If a full intersection is not permitted, the developer should comply with the Northeast District standards. The sidewalks in front of the buildings have also been extended to provide pedestrian connections to the sidewalk/trail on the two public streets. Access/Streets The Northeast District was developed in conjunction with and using funds from Hennepin County. The location of the accesses onto County roads was conceptually approved by Hennepin County as part of that plan. The site plan is consistent with the street plan in the Northeast District. The plan shows extension of the public street at the Nelson International access as planned with that project and a new public street on the north side of the project as planned. This road location allows the developer to avoid the northern wetland and comply with County spacing guidelines. We anticipate that turn lanes will be required to be constructed on County Road 101 for the northern Figure 3-Diamond Lake Regional Trail Figure 4 - NE district street plan 385 Page 4 of 5 access (107th Place). The feasibility study shows a potential future signal at the north connection to CR 101 and a signal is anticipated. The developer will be responsible for their portion of the signal. However, at this time the County has not granted approval of the planned full access. If full access is not granted, a signal will not be warranted and the developer will be relieved of this responsibility. The construction of the north public street is near the wetland and floodplain necessitating a large retaining wall on the north side of the street. The wall tapers down from a maximum height of 10 feet. The wall will be very visible as one drives south on CR 101/Brockton Lane into Corcoran. The wall must be designed to minimize conflicts with the utilities in the right-of-way and minimize long term maintenance costs. The applicant has provided renderings of the walls as part of this application but has not provided material details. Final design must be approved by the City. Figure 5 - Retaining Wall Rendering 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 in compliance with the conditions in the engineer’s memo. The Northeast water study identified a potential well location on this property in the southwest part of Outlot C. The City will complete an analysis to ensure that the well site is viable and, if viable, the developer shall deed the well site and access easement to the City as part of the Phase 2 plat. 386 Page 5 of 5 Final Plat The final plat requests approval of one lot and four outlots for Phase 1. Phase 2 would require a new plat to develop the outlots, including the possible future outlot for a City well site. The Phase 1 plat will dedicate all public right-of-way; however, the applicant will only build the east portion of the streets in the development to serve the Phase 1 building. The remaining street will be constructed with Phase 2. Summary Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan, Subdivision Ordinance and Zoning Ordinance and finds that the standards for a final plat have been met. 5. Action Move to adopt Resolution 2025-51 approving the Final Plat and Development Contract. Attachments 1. Resolution 2025-51 Approving the Final Plat and Development Contract 2. Draft Development Contract 3. Site Location Map 4. City Engineer’s Memo dated May 12, 2025 5. Final Plat dated received on May 9, 2025 6. Approved Preliminary Plat dated February 5, 2025 7. Developable Areas Exhibit dated May 14, 2025 8. Site Plan dated May 9, 2025 9. Landscape Plan dated May 9, 2025 10. Retaining Wall renderings dated May 7, 2025 387 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 1 of 4 Motion By: Seconded By: APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR “BROCKTON LANE BUSINESS PARK” (PID 01-119-23-11-0001) (CITY FILE 25-019) WHEREAS, Hempel Development, LLC, , (the “developer”) has requested approval of “Brockton Lane Business Park” an industrial subdivision on the property legally described as follows: See Attachment A FURTHER, that the development contract for said plat shall be completed by City staff and the Mayor and City Administrator be authorized to execute the development contract on behalf of the City; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for final plat, subject to the following conditions: 1. A final plat is approved to create one lot and four outlots for “Brockton Lane Business Park,” in accordance with the plans and application received by the City on April 22, 2025 and additional information received on May 9, 2025, except as amended by this resolution. 2. The applicant shall comply with all conditions of the preliminary plat and site plan approvals (Resolution 2025-27 and 2025-28). 3. Park dedication shall be cash in lieu of land in the amount of $160,787.06 prior to the release of the final plat for recording. a. The City has established park dedication fees based on the adopted 2040 Comprehensive Plan. b. The applicant’s tenants will benefit from the public trail and access to the City park facilities, including the community park located in the Bellwether neighborhood the south. 4. The Northeast District standards (Appendix C of the Zoning Ordinance) requires a sidewalk on one side and a trail on the other side of the collector street (105th Avenue) and sidewalks on both sides of the local street (107th Place). The plans show the opposite. This location is acceptable to the City contingent upon Hennepin County approval of a full intersection at 107th Place. If a full intersection is not permitted prior to construction, the developer shall revise the plans to comply with the Northeast District standards. 5. The development contract must be executed by the developer and the City and must be filed with the final plat. 6. The applicant shall comply with all requirements of the City Engineer’s memo, dated May 12, 2025 and any additional comments related to the May 9, 2025 submittal. 388 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 2 of 4 7. As part of the Phase 2 plat, the developer intends to donate land to the City for municipal well purposes. a. Prior to acceptance of the well, the City shall have the right to conduct a due diligence analysis of the site to determine viability as a well site. b. Should the City choose to require dedication of the well site, the developer shall be credited for the pre-development net acreage of the site at 2025 Hennepin County Assessment land value. c. The developer must provide an easement for an access road to the site. The easement shall be provided with the Phase 2 plat. 8. The association shall be responsible for maintenance of the following items and said responsibilities must be formalized in the Covenants, Conditions and Restrictions: a. Landscaping and any irrigation in the common areas. b. Wetland and pond buffer areas. c. Private drives, sidewalks and parking areas. d. All common areas, including signage, lighting and landscaping in those areas. FURTHER, prior to release of the final plat for recording: 9. The following documents must be submitted for review and approved by the City Attorney: a. Stormwater Maintenance Agreement b. Declaration of Covenants, Conditions, Restrictions, including wetland maintenance c. Temporary cul-de-sac easement d. Temporary drainage and utility easement over Outlot E. e. Wetland buffer establishment and maintenance plan. 10. The development contract must be executed by the developer and the City and must be filed with the final plat. 11. Letter of credit must be in place and fees paid. FURTHER, that the following conditions be met prior to issuance of building permits: 12. The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. 13. The following documents must be recorded at Hennepin County and proof of recording be provided to the City: a. Stormwater Maintenance Agreement b. Well Access Easement Agreement c. Declaration of Covenants, Conditions, Restrictions, including wetland maintenance d. Temporary cul-de-sac easement e. Temporary drainage and utility easements over outlots f. Development Contract 389 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 3 of 4 14. Wetland buffer plantings must be installed. a. A wetland buffer specialist from the City shall be present to observe the seeding of wetland buffer plantings. Seed varieties, amounts, equipment and cover crop species shall be inspected. b. Wetland buffers shall be seeded during the grading process when conditions are appropriate. c. Wetland buffers shall be seeded and/or planted as directed by the Corcoran Buffer Vegetation Establishment Plan. d. Wetland buffer signs must be installed. 15. Lot corner monuments shall be installed as required by the Subdivision Ordinance. A financial Guarantee shall be required to ensure installations per City requirements. FURTHER, that the following conditions must be met prior to release of remaining escrow: 16. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 17. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. VOTING AYE VOTING NAY McKee, Tom McKee, Tom 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 390 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 4 of 4 ATTACHMENT A The East Half of the Northeast Quarter of Section 1, Township 119 North, Range 23, West of the 5th Principal Meridian, Hennepin County, Minnesota. 391 (reserved for recording information) DEVELOPMENT CONTRACT (Developer Installed Improvements) BROCKTON LANE BUSINESS PARK This DEVELOPMENT CONTRACT (this “Contract”) dated ____________________, 2025, is entered into by and between the CITY OF CORCORAN, a Minnesota municipal corporation (the “City”), and AG-HRE Brockton I Owner, L.L.C., a Delaware limited liability company (the “Developer”) and shall be effective upon full execution by the City and the Developer. The City and the Developer are sometimes collectively referred to herein as the “parties” or each a “party”. 1. REQUEST FOR PLAT APPROVAL. The Developer has asked the City to approve a plat for Brockton Lane Business Park (referred to in this Contract as the "plat"). The land is situated in the County of Hennepin, State of Minnesota, and is legally described in the attached Exhibit A (the “Subject Property”). 2. CONDITIONS OF PLAT APPROVAL. The Developer shall enter into this Contract, furnish the security required by it, and record the plat upon City approval with the County Recorder or Registrar of Titles. 3. RIGHT TO PROCEED. Unless separate written approval has been given by the City, within the plat or land to be platted, the Developer may not grade or otherwise disturb the earth, remove trees, construct sewer lines, water lines, streets, utilities, public or private improvements, or any buildings until all the following conditions have been satisfied: 1) this agreement has been fully executed by both parties and filed with the Community Development Director, 2) the necessary security has been received by the City, 3) the plat, development contract and other associated documents have been recorded with the Hennepin County Recorder's Office and proof of recording has been provided to the City, and 4) the City has authorized the Developer to proceed, in writing. However, the Developer may be allowed to begin grading the site when items 1, 2 and 4 of the previous sentence have been satisfied. 4. PHASED DEVELOPMENT. If the plat is a phase of a multi-phased preliminary plat, the City may refuse to approve final plats of subsequent phases if the Developer has failed to fulfill all obligations in this Contract and the failure has not been remedied. Development of subsequent phases may not proceed until Development Contracts for such phases are approved by the City. Park charges and area charges for sewer and water referred to in this Contract are not being imposed on outlots, if any, in the plat that are designated in an approved preliminary plat for future subdivision into lots and blocks. Such charges will be calculated and imposed when the outlots are final platted into lots and blocks. 392 - 2 – 5. PRELIMINARY PLAT STATUS. If the plat is a phase of a multi-phased preliminary plat, the preliminary plat approval for all phases not final platted shall lapse and be void unless the initial phase is final platted into lots and blocks, not outlots, within two (2) years after preliminary plat approval. 6. CHANGES IN OFFICIAL CONTROLS. For two (2) years from the date of this Contract, no amendments to the City's Comprehensive Plan or official controls shall apply to or affect the use, development density, lot size, lot layout or dedications of the approved final plat unless required by state or federal law or agreed to in writing by the City and the Developer. Thereafter, notwithstanding anything in this Contract to the contrary, to the full extent permitted by state law, the City may require compliance with any amendments to the City's Comprehensive Plan, official controls, platting or dedication requirements enacted after the date of this Contract. Notwithstanding the provisions of this paragraph, in the event that changes to federal or state law prohibit or limit the City’s authority to collect the costs of off-site improvements for this project as contemplated in Section 9 herein and the parties do not mutually agree to remain bound to the terms contemplated in said Section 9, the City shall have the right to substitute off-site improvement cost collection provisions which are: 1) in compliance with applicable law; and 2) which result in reasonably comparable cost contribution from the Developer. 7. DEVELOPMENT PLANS. The plat shall be developed in accordance with the following plans. The plans shall not be attached to this Contract. If the plans vary from the written terms of this Contract, the written terms herein shall control. The plans are: Exhibit A – Legal Description Plan A – Final Plat, received May 9, 2025 Plan B – Final Grading, Drainage, and Erosion Control Plan, dated May 9, 2025 Plan C – Final Sanitary Sewer, Watermain and Storm Sewer Plan, dated May 9, 2025 Plan D – Final Tree Preservation and Reforestation Plan, dated May 9, 2025 Plan E– Final Landscape Plan, dated May 9, 2025 8. IMPROVEMENTS. The Developer shall install and pay for, without limitation, all of the following improvements: • Streets • Sanitary Sewer • Watermain • Surface Water Facilities (pipe, ponds, rain gardens, etc.) • Grading and Erosion Control • Retaining Walls • Sidewalks/Trails • Street Lighting • Underground Utilities • Street Signs and Traffic Control Signs • Landscaping • Tree Preservation • Wetland Mitigation and Buffers • Monuments Required by Minnesota Statutes • Miscellaneous Facilities 393 - 3 – In addition to the above-listed improvements, Developer shall be responsible for all other costs necessary to construct the improvements pursuant to the City-approved plans. The Developer shall submit plans which have been prepared by a competent registered professional engineer to the City for approval by the City Engineer or designee. The Developer may instruct its engineer to provide full-time field inspection personnel in order for the Developer's engineer to be able to certify that the construction work meets the approved City standards as a condition of City acceptance. In addition, the City may, at the City's discretion and at the Developer's expense, have one or more City inspectors and a soil engineer inspect the work on a full or part-time basis. The Developer, its contractors and subcontractors, shall follow all instructions received from the City's inspectors. The Developer and/or the Developer’s engineer shall provide for on-site project management. The Developer's engineer is responsible for design changes and contract administration between the Developer and the Developer's contractor. The Developer or his or her engineer shall schedule a pre- construction meeting at a mutually agreeable time at City Hall with all parties concerned, including the City staff, to review the program for the construction work. All labor and work shall be performed and completed in the best and most workmanlike manner and in strict conformance with the approved plans and City Engineering Design Standards. No deviations from the approved plans and Standards will be permitted unless authorized by the City Engineer or designee. The Developer agrees to furnish to the City a list of contractors being considered for retention by the Developer for the performance of the work required by the contract. The Developer shall not do any work or furnish any materials not covered by the plans and special conditions of this contract, for which reimbursement is expected from the City, unless such work is first approved in writing by the City Engineer or designee. The Developer shall be responsible for construction of all improvements in conformance with the approved plans, City Engineering Design Standards and Standard Details. 9. OFF-SITE PUBLIC IMPROVEMENTS. The City intends to make improvements to County Road 101 at the intersection of the future 107th Place providing access to the site. The public improvements are more fully detailed in the Feasibility Study dated November 2024, prepared by Stantec. The developer agrees to fund off-site improvements as noted in this Contract. a. The following improvements are required with Phase I. The City shall design, bid and manage the projects and the developer shall pay for the following improvement, which shall be paid at the time the final plat for the initial phase is released for recording: • The developer shall provide a financial guarantee to the City for the cost of the County Road 101 intersection improvements (estimated at $550,000). The development contract will include $475,000 in the letter of credit and $75,000 cash escrow for design. When the City bids the project, the City will reduce the letter of credit by $475,000 and require the developer to provide cash escrow based on the final bid amount. It is anticipated that a full access will be pursued by the City of Corcoran but the level of improvements will be determined by Hennepin County. If the City of Maple Grove or Hennepin County financially participates in the project, the financial guarantee from the developer would be offset by these other funds. b. The following improvements will be funded by the developer with future phases as noted below: 394 - 4 – • At the time of development completion, signal control of the main access to the development is anticipated to be necessary. The developer shall be responsible for half of the cost of this signal. The estimated cost for the signal control is $500,000 with the development responsible for $250,000. At the completion of all phases of the development and the associated warranty period(s), a review of the signalization warrants shall be completed and if warrants are not met, the developer shall be relieved of this responsibility. c. The developer agrees to pay the City the cost of these improvements as outlined above. The City will notify the developer of required reimbursement under this paragraph for design and construction of such improvements. The costs to be reimbursed include the actual cost to the City for construction of the improvements plus the allocation of the engineering, legal, administrative and other similar costs of the project based on the relative construction costs of the improvements. The developer reserves the right to be refunded for any unused portion of the estimated cost versus the actual cost of each improvement. 10. CONTRACTORS/SUBCONTRACTORS. City Council members, City employees, and City Planning Commission members, and corporations, partnerships, and other entities in which such individuals have greater than a 25% ownership interest or in which they are an officer or director may not act as contractors or subcontractors for the public improvements identified in Paragraph 8 above. 11. PERMITS. The Developer shall obtain or require its contractors and subcontractors to obtain all necessary permits, including but not limited to: • Hennepin County for County Road Access and Work in County Rights-of-Way • Minnesota Department of Health for Watermains/Wells • NPDES Permits • MPCA for Sanitary Sewer and Hazardous Material Removal and Disposal • Hennepin County for Septic System Permits and/or Abandonment • DNR for Dewatering and Work in Protected Waters • City of Corcoran for Building Permits and Building Demolition • MCES for Sanitary Sewer Connections • Watershed Permits 12. TIME OF PERFORMANCE. The Developer shall install all required public improvements in this phase by October 31, 2026, with the exception of the final wear course of asphalt on streets. The City will not accept new public streets until the building has received a certificate of occupancy and the streets have weathered a full winter season. Final wear course placement outside of this time frame must have the written approval of the City Engineer. The Developer may, however, request an extension of time from the City. If an extension is granted, it shall be conditioned upon updating the security posted by the Developer to reflect cost increases and the extended completion date. 13. LICENSE. The Developer hereby grants the City, its agents, employees, officers and contractors a license to enter the plat to perform all work and inspections deemed appropriate by the City in conjunction with plat development. 14. CONSTRUCTION ACCESS. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all 395 - 5 – work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. 15. GRADING PLAN. The plat shall be graded in accordance with the approved grading drainage and erosion control plan, Plan "B". The plan shall conform to City of Corcoran Engineering Design Standards. 16. EROSION CONTROL. Prior to initiating site grading, the erosion control plan, Plan B, shall be implemented by the Developer and inspected and approved by the City. Erosion control practices must comply with the Minnesota Pollution Control Agency’s Best Management Practices. The City may impose additional erosion control requirements which the City determines would be beneficial. The City is an MS4 City and all erosion control shall comply with the Corcoran City Code and the Corcoran Engineering Design Standards. No development, utility or street construction will be allowed and no building permits will be issued unless the plat is in full compliance with the approved erosion control plan. Further, the City shall have the authority to stop work on the Subject Property and/or withhold additional building permits or certificates of occupancy in the event that the Developer fails to comply with the approved erosion control plan. 17. STREET MAINTENANCE DURING CONSTRUCTION. The Developer shall be responsible for all street maintenance until the streets affected by the project are accepted by the City. Warning signs shall be placed when hazards develop in streets to prevent the public from traveling on the same and to direct attention to detours. If and when streets become impassable, such streets shall be barricaded and closed. In the event residences are occupied prior to completing streets, the Developer shall maintain a smooth surface and provide proper surface drainage to ensure that the streets are passable to traffic and emergency vehicles. The Developer shall be responsible for keeping streets within and without the subdivision swept clean of dirt and debris that may spill, track, or wash onto the street from Developer’s operation. 18. OWNERSHIP OF IMPROVEMENTS. Upon completion of the work and construction required by this Contract and acceptance of the work by the City, the public improvements lying within public easements or right-of-way shall become City property. This provision shall not apply to private improvements (e.g. private retaining walls) which encroach upon public easement or right-of-way, and such encroachments shall be subject to any applicable and separate encroachment agreement. Prior to acceptance of the improvements by the City, the Developer must furnish the following affidavits: • Record Drawings • Certification from the Registered Land Surveyor that land corner monuments and wetland buffer signs have been installed according to the approved plans. • The warranty/performance financial guarantee 19. PARK DEDICATION. The developer shall construct the sidewalks and bituminous trails in the subdivision. No credit shall be given for sidewalk and trail construction which are all within the public right-of-way. Brockton Lane Business Park will have no park land dedication and will provide cash-in-lieu of land. Park dedication shall be obtained based on the phase being platted in each phase. Prior to release of the final plat, the Developer shall satisfy the park dedication requirements for this phase by a cash contribution of $160,787.06. The charge was calculated in accordance with Section 955 396 - 6 – of the City’s Subdivision Ordinance as follows: 27.41 pre-development acres x $5,866.00/acre = $160,787.06. 20. WATERMAIN / STORAGE TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a watermain/storage trunk line area charge (TLAC). The charge is calculated as follows: 27.41 net acres (based on pre-developable area) $12,852.17 per acre (Watermain & Raw Water TLAC) = $352,277.98, and 27.41 net acres (based on pre-developable area) x $26,256.60 per acre (Treatment & Storage TLAC) = $719,693.41. Future phases shall be cash with the final plat for each future phase subject to the then-current rates. 21. WATER CONNECTION CHARGE. This plat is subject to a water connection charge calculated as follows: 41 SAC units x $1,372.80 per unit = $56,284.80. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. 22. SANITARY SEWER TRUNK LINE AREA CHARGE (TLAC). This plat is subject to a sanitary sewer trunk line area charge (TLAC). The charge is calculated as follows: The charge is calculated as follows: 27.41 net acres (based on pre-developable area) x $7,919.16 per acre = $217,064.18. Future phases shall be cash with the final plat for each future phase subject to the then-current rates. The developer will also be responsible for payment of the then-current SAC fee set by the Metropolitan Council. 23. SANITARY SEWER CONNECTION CHARGE. This plat is subject to a sanitary sewer connection charge calculated as follows: 41 SAC units x $1,357.95 per unit = $55,675.95. The fees shall be paid at the time of building permit. Future development shall be cash at the time of issuance of each building permit at the then-current rates. 24. CREDIT FOR INFRASTRUCTURE. The Developer is eligible for credit for oversizing of watermain and sanitary sewer where directed by the City. Eligible oversizing credits for onsite improvements will be determined by comparing the City Engineer’s estimated costs for required infrastructure against standard construction project costs developed by the City Engineer for the minimum required line size and depth constructed in similar conditions. Watermain & Raw Water TLAC Credits due = $126,569.90. Credits shall be applied as follows: $352,277.98 -$126,569.90 = $225,681.08. Sanitary Sewer TLAC Credits due = $100,229.22. Credits shall be applied as follows: $217,064.18 - $100,229.22 = $116,764.96. 25. BUILDING PERMITS/CERTIFICATES OF OCCUPANCY. A. Prior to issuance of building permits other than the model home; utilities, curbing and one lift of bituminous shall be installed on public streets. Additionally, Buckthorn and other noxious weeds must be removed throughout the site. B. Utilities shall be installed and reasonable access to the lot from a public street shall be provided prior to issuance of a permit. 397 - 7 – C. No sewer and water connection permits may be issued until the utilities are tested and approved by the City Engineer. D. The Developer shall comply with the City of Corcoran Engineering Design Standards. E. Prior to issuance of building permits, wetland buffer monuments shall be placed in accordance with the City’s zoning ordinance. Monument signs shall be purchased from the City. The land surveyor must certify that the wetland buffer signs have been installed in accordance with the approved plans. F. Failure to fulfill any of the terms of this Contract by the Developer, including nonpayment of billings from the City, shall be grounds for denial of building permits, including lots sold to third parties, the halting of all work in the plat, and/or the denial of certificates of occupancy. G. If building permits are issued prior to the acceptance of public improvements, the Developer assumes all liability and costs resulting in delays in completion of public improvements and damage to public improvements caused by the City, Developer, their contractors, subcontractors, materialmen, employees, agents, or third parties. No sewer and water connection permits may be issued until the streets needed for access have been paved with a bituminous surface and the utilities are tested and approved by the City Engineer. H. Topsoil, ground cover, and front yard trees must be installed for individual lots prior to issuance of a Certificate of Occupancy unless an alternative timeline is approved and documented by the City. 26. STREET REGULATORY SIGNS/TRAFFIC CONTROL SIGNS. Street name signs shall be installed by the Developer in accordance with the City of Corcoran Engineering Design Standards. The Developer shall install traffic control signs in accordance with the plan approved by the City Engineer and Minnesota Manual on Uniform Traffic Control Devices. All signs must be installed prior to final building inspection approval or earlier if necessary as determined by the City Engineer. 27. STREET LIGHT INSTALLATION AND OPERATION COSTS. The developer shall pay for and install all street lights. The street light shall be of a design approved by the City. The developer shall be responsible for street light operation and maintenance costs until such time as the City accepts the public street where the streetlights are located. After the acceptance the City shall be responsible for all costs, subject to the street lighting policy. The costs of operation are dependent upon the operation costs for Wright Hennepin Electric under contract franchise with the City of Corcoran. 28. RESPONSIBILITY FOR COSTS. A. Except as otherwise specified herein, the Developer shall pay all costs incurred by it or the City in conjunction with the development of the plat, including but not limited to legal (including, without limitation, attorneys’ fees), planning, engineering and inspection expenses incurred in connection with approval and acceptance of the plat, the preparation of this Contract, review of construction plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting development of the plat. The City may require Developer to post funds in an escrow account, at its discretion. In the event the cash escrow amount is insufficient, Developer 398 - 8 – shall post additional escrow funds as determined by the City Planner within ten (10) days of written demand. Failure to make payment of the additional escrow amount shall permit the City to supplement those amounts from any other sureties posted by Developer. B. The Developer shall hold the City and its officers, employees, and agents harmless from claims made by itself and third parties for damages sustained or costs incurred resulting from plat approval and development. The Developer shall indemnify the City and its officers, employees, and agents for all costs, damages, or expenses which the City may pay or incur in consequence of such claims, including attorneys' fees. C. The Developer shall reimburse the City for costs incurred in the enforcement of this Contract, including engineering and attorneys' fees. D. The Developer shall pay, or cause to be paid when due, and in any event before any penalty is attached, all special assessments referred to in this contract. This is a personal obligation of the Developer and shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. E. The Developer shall pay in full all bills submitted to it by the City for obligations incurred under this Contract within thirty (30) days after receipt. Bills not paid within thirty (30) days shall accrue interest at the rate of eight percent (8%) per year. Further, the City shall have the right to access Developer’s posted security to obtain reimbursement for unpaid invoiced amounts. Should Developer’s security be insufficient to cover any amounts owed to the City and unpaid after invoicing, the City may assess such amounts against the Subject Property. Developer, on behalf of itself and it successors and assigns, hereby waives any assessment notice requirements and any right to appeal such assessment pursuant to Minnesota Statute 429. F. In addition to the charges and special assessments referred to herein, other charges and special assessments may be imposed such as but not limited to sewer availability charges ("SAC"), City water connection charges, City sewer connection charges, and building permit fees. 29. SPECIAL PROVISIONS. The following special provisions shall apply to plat development: A. Compliance with the conditions of the original approvals, including the Preliminary Plat (Resolution 2025-27), Site Plan (Resolution 2025-28) and Final Plat approval (Resolution 2025-51) is required. B. Before the City signs the final plat, the Developer shall convey the Park to the City by warranty deed, free and clear of any and all encumbrances. Before the City signs the final plat, the developer shall convey the required trail easements to the City in a form satisfactory to the City. C. The Developer shall post a $100.00 security for the final placement of interior subdivision iron monuments at property corners. The security was calculated as follows: 1 lots at $100.00 per lot. The security will be held by the City until the Developer's land surveyor certifies that all irons have been set following site grading and utility and street construction. In addition, the certificate of survey must also include a certification that all irons for a specific lot have either been found or set prior to the issuance of a building permit for that lot. 399 - 9 – D. The Developer must obtain a sign permit from the City Building Official prior to installation of any subdivision identification signs. E. The Developer shall include the “City of Corcoran’s Standard Detail” (all applicable sections) in the contract documents of their improvement project. 30. MISCELLANEOUS. A. The Developer may not assign this Contract without the written permission of the City Council. The Developer's obligation hereunder shall continue in full force and effect even if the Developer sells one or more lots, the entire plat, or any part of it. Notwithstanding anything herein to the contrary, in conjunction with a sale of the entire land, the Developer may, without the consent of the City, assign this Contract to a limited liability company or other entity in which the Developer or an affiliate thereof has a controlling membership or other controlling ownership interest, provided that such assignee assumes in writing the obligations of Developer under this Contract and all posted security correspondingly secures the performance of the assignee. B. Certain retaining walls will require a Building Permit. Retaining walls that require a building permit shall be constructed in accordance with plans and specifications prepared by a structural or geotechnical engineer licensed by the State of Minnesota. Following construction, a certification signed by the design engineer shall be filed with the Building Official evidencing that the retaining wall was constructed in accordance with the approved plans and specifications. All retaining walls identified on the development plans or by special conditions referred to in this Contract shall be constructed before any other building permit is issued for a lot on which a retaining wall is required to be built. C. Appropriate legal documents including, but not limited to, those regarding Homeowner Association documents, conservation easements, covenants and restrictions, as approved by the City Attorney, shall be filed with the Final Plat. D. Third parties shall have no recourse against the City under this Contract. E. If any portion, section, subsection, sentence, clause, paragraph, or phrase of this Contract is for any reason held invalid, such decision shall not affect the validity of the remaining portion of this Contract. F. The action or inaction of the City shall not constitute a waiver or amendment to the provisions of this Contract. To be binding, amendments or waivers shall be in writing, signed by the parties and approved by written resolution of the City Council. The City's failure to promptly take legal action to enforce this Contract shall not be a waiver or release. G. This Contract shall run with the land and may be recorded against the title to the property. The Developer covenants with the City, its successors and assigns, that the Developer has fee title to the property being final platted and/or has obtained consents to this Contract, in the form attached hereto, from all parties who have an interest in the property; that there are no unrecorded interests in the property being final platted; and that the Developer will indemnify and hold the City harmless for failure to fulfill any of the foregoing covenants. 400 - 10 – H. Each right, power or remedy herein conferred upon the City is cumulative and in addition to every other right, power or remedy, express or implied, now or hereafter arising, available to City, at law or in equity, or under any other agreement, and each and every right, power and remedy herein set forth or otherwise so existing may be exercised from time to time as often and in such order as may be deemed expedient by the City and shall not be a waiver of the right to exercise at any time thereafter any other right, power or remedy. I. The Developer represents to the City that the plat complies with all city, county, metropolitan, state, and federal laws and regulations, including but not limited to: subdivision ordinances, zoning ordinances, and environmental regulations. If the City determines that the plat does not comply, the City may, at its option, refuse to allow construction or development work in the plat until the Developer does comply. Upon the City’s demand, the Developer shall cease work until there is compliance. J. The Contract may be executed in any number of counterparts, each of which shall be deemed to be an original. K. The laws of the State of Minnesota shall govern all issues relating to this Contract and any action brought to enforce rights or obligations herein shall be brought in Hennepin County, Minnesota. L. All exhibits, plan documents, City approval documents, and City planning or engineering memos referenced herein are hereby incorporated into and shall become a part of this Contract as if attached hereto. M. Upon completion of construction, the Developer shall provide the City with as-built records of all soil corrections and utility infrastructure installations made by the Developer on the Subject Property or within any affected public right-of-way. N. Upon completion of installation of the same (as applicable), any sanitary sewer installed on the Subject Property shall be televised at the Developer’s expense and the Developer shall submit a recording of the same to the City for the City’s records. O. The Developer shall install railings adjacent to slopes on the Subject Property in compliance with the building, as determined by the Building Official. 31. DEVELOPER’S DEFAULT. In the event of default by the Developer as to any of the work to be performed by it hereunder, the City may, at its option, perform the work and the Developer shall promptly reimburse the City for any expense incurred by the City, provided the Developer, except in an emergency as determined by the City, is first given notice of the work in default, not less than 48 hours in advance. This Contract is a license for the City to act, and it shall not be necessary for the City to seek a court order for permission to enter the Subject Property. When the City does any such work, the City may, in addition to its other remedies, assess the cost in whole or in part to the Subject Property and the Developer, on behalf of itself and its successors and assigns, hereby waives any right to appeal said assessment. 32. WARRANTY/PERFORMANCE GUARANTEE. The Developer warrants all improvements required to be constructed by it pursuant to this Contract against poor material and faulty workmanship. The Developer shall submit either 1) a warranty/maintenance bond for 100% of the cost of the improvement, or 2) a letter of credit for twenty-five percent (25%) of the amount of the original cost of the improvements. 401 - 11 – A. The required warranty period for materials and workmanship for the utility contractor installing public sewer and water mains shall be two (2) years from the date of final written City acceptance of the work. B. The required warranty period for all work relating to street construction, including concrete curb and gutter, sidewalks and trails, materials and equipment shall be subject to one (1) year from the date of final written acceptance, unless the wear course is placed during the same construction season as the bituminous base course. In those instances, the Developer shall guarantee all work, including street construction, concrete curb and gutter, sidewalks and trails, material and equipment for a period of two (2) years from the date of final written City acceptance of the work. C. The required warranty period for sod, trees, and landscaping is one full growing season following installation. Following construction, a certification signed by the design landscape architect shall be filed with the City evidencing that the sod, trees, and landscaping was installed in accordance with the approved plans and specifications. D. The required warranty period for wetland buffer planting establishment is three (3) full growing seasons following installation. Following installation, a certification signed by the design landscape architect shall be filed with the City evidencing that wetland buffer vegetation establishment was installed in accordance with the approved plans and specifications. 33. SUMMARY OF SECURITY REQUIREMENTS. To guarantee compliance with the terms of this contract, payment of special assessments, payment of the costs of all public improvements, and construction of all public improvements, the Developer shall furnish the City with a letter of credit, in a form acceptable to the City, from a bank, cash escrow or a combination cash escrow and Letter of Credit ("security") for $6,315,506.08, which represents 100 percent of the estimated cost of the Improvements. The letter of credit shall include an automatic renewal clause. The letter of credit shall guarantee to the City the construction and satisfactory completion of all items to be completed by the developer; that the letter of credit shall be reduced from time to time as work is performed and accepted in a satisfactory manner; that the City Engineer may reduce the letter of credit to the amount reasonably estimated by the City Engineer to be necessary to cover the remaining construction obligations; however, the letter of credit shall not be reduced below the amount estimated by the City to cover all obligations of development including payment of costs and expenses incurred by the City for legal, engineering, planning and any other costs until a maintenance bond for period of one year, satisfactory to the City Attorney and the City Engineer has been provided by the Developer or its subcontractor. 402 - 12 – The amount of the security was calculated as follows: ESTIMATED COSTS ITEM City Project (1) Developer Installed (2) Total Sanitary Sewer System 413,600.00 $413,600.00 Watermain System 645,620.00 $645,620.00 Stormwater System 958,350.00 $958,350.00 Street Construction $475,000.00 548,000.00 $1,023,000.00 Street Lighting 45,000.00 $45,000.00 Grading/Erosion Control 2,437,335.00 $2,437,335.00 Landscaping/Tree Preservation 256,900.00 $256,900.00 Wetland Buffer Establishment 95,346.00 $95,346.00 Installing Wetland Buffer Monuments* 7,625.00 $7,625.00 Setting Iron Monuments 100.00 $100.00 SUB-TOTAL: $475,000.00 5,407,876.00 $5,882,876.00 City Design, Inspection and Administration (8%) 432,630.08 $432,630.08 Total: $475,000.00 5,840,506.08 $6,315,506.08 Total Project Cost $6,315,506.08 (1) Public Improvement/City Project. City to own and maintain after development complete. (2) Developer Installed Public Improvements. City to own and maintain after development complete. This breakdown is for historical reference; it is not a restriction on the use of the security. If a letter of credit is used to post any portion of the security, the bank shall be subject to the approval of the City Administrator. The City may draw down the security, without notice, for any violation of the terms of this Contract or upon receipt of notice that the security will be cancelled or otherwise lapse prior to the end of the required term and no City- approved replacement security has been provided. If the required public improvements are not completed at least 30 days prior to the expiration of the security, the City may also draw it down. If the security is drawn down, the proceeds shall be used to cure the default. Upon receipt of proof satisfactory to the City Engineer or designee that work has been completed and financial obligations to the City have been satisfied, with City Engineer or designee approval the security may be reduced from time to time by 75% of the financial obligations that have been satisfied. Twenty-five percent (25%) of the public improvement and landscaping amounts certified by the Developer's engineer shall be retained as security until: (1) all improvements have been completed; (2) iron monuments for lot corners have been installed; (3) all financial obligations to the City, both actual and anticipated, have been satisfied; (4) the required "record" plans have been received by the City; (5) a warranty security is provided; and (6) the public improvements are accepted by the City. 34. INSURANCE REQUIREMENTS. Developer shall take out and maintain or cause to be taken out and maintained until six months after the City’s acceptance of the public improvements: A. Commercial general liability insurance (including operations, contingent liability, operations of subcontractors, competed operations and contractual liability insurance) together with an 403 - 13 – Owner’s Contractor’s Policy with limits against bodily injury, including death, and property damage (to include, but not be limited to damages caused by erosion or flooding) which may arise out of Developer’s work or the work of any of its subcontractors. B. Limits for bodily injury or death shall not be less than $750,000.00 for one person and $1,500,000.00 for each occurrence; limits for property damage shall not be less than $2,000,000.00 for each occurrence. C. Worker’s compensation insurance, with statutory coverage, if applicable. D. Developer shall file a Certificate of Insurance with the City Administrator prior to commencing site grading. The City and the City Engineer shall be named as Additional Insureds on a primary and non-contributory basis on the Certificate. The Certificate shall be modified to bear the following language: Should any of the above policies be canceled, materially changed, or not renewed before the expiration date thereof, the issuing company shall give thirty (30) days written notice of the same to the Certificate Holder. In the event of cancellation due to non-payment, ten (10) day’s written notice shall be given to the Certificate Holder. Developer shall be responsible for providing the above language to its insurer. The City does not warranty that these amounts will be sufficient to cover all Developer liability related to the work on the Subject Property and Developer shall be responsible for conducting its own analysis of the appropriate levels of coverage. 35. SUMMARY OF CASH REQUIREMENTS. The following is a summary of the cash requirements under this Contract which must be furnished to the City at the time of final plat approval: Water Supply Trunk line area charge – T & S (TLAC)* $ 225,681.08 Water Supply Trunk line area charge – M & R (TLAC) 719,693.41 Sanitary Sewer Trunk line area charge (TLAC)* 116,764.96 Park Dedication 160,787.06 CR 101 improvements design 75,000.00 Engineering Escrow 75,000.00 TOTAL CASH REQUIREMENTS LEVIED: $ 1,372,926.50 *oversizing credit applied per Section 24 of this document 36. NOTICES. Required notices to the Developer shall be in writing, and shall be either hand delivered to the Developer, its employees or agents, or mailed to the Developer by certified mail at the following address: _______________________________ _______________________________ _______________________________ 404 - 14 – Notices to the City shall be in writing and shall be either hand delivered to the City Administrator, or mailed to the City by certified mail in care of the City Administrator at the following address: Corcoran City Hall, 8200 County Road 116, Corcoran, MN 55340. The Developer shall notify the City within five (5) days of change of address. [Signatures on pages to follow] 405 CITY OF CORCORAN: BY: ______________________________________ Tom McKee, Mayor (SEAL) AND _____________________________________ Jay Tobin, City Administrator STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _______ day of ________________, 20____, by Tom McKee and by Jay Tobin, the Mayor and City Administrator of the City of Corcoran, a Minnesota municipal corporation, on behalf of the corporation and pursuant to the authority granted by its City Council. ______________________________________ NOTARY PUBLIC 406 DEVELOPER: By: ______________________________________ Its: ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ________ day of ________________, 20____, by __________________________________ the ____________________________________ of ______________________________________ on its behalf. ______________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 407 EXHIBIT A (the “Subject Property”) The East Half of the Northeast Quarter of Section 1, Township 119 North, Range 23, West of the 5th Principal Meridian, Hennepin County, Minnesota. 408 FEE OWNER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, fee owners of all or part of the Subject Property, the development of which is governed by the foregoing Development Contract, affirm and consent to the provisions thereof and agree to be bound by the provisions as the same may apply to that portion of the Subject Property owned by them. Fee Owners further consent to the recording of the Agreement against the Subject Property. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of _____________, 2____, by ______________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 409 MORTGAGEE CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________, which holds a mortgage on the Subject Property, the development of which is governed by the foregoing Development Contract, agrees that the Development Contract shall remain in full force and effect even if it forecloses on its mortgage. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2_____, by __________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 410 CONTRACT PURCHASER CONSENT TO DEVELOPMENT CONTRACT _______________________________________________________________, which/who has a contract purchaser's interest in all or part of the subject property, the development of which is governed by the foregoing Development Contract, hereby affirms and consents to the provisions thereof and agrees to be bound by the provisions as the same may apply to that portion of the Subject Property in which there is a contract purchaser's interest. Dated this _____ day of ____________, 2_____. ______________________________________ ______________________________________ STATE OF MINNESOTA ) ( ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this _____ day of ________________, 2____, by ____________________________________________________________________________. ________________________________________ NOTARY PUBLIC DRAFTED BY: CITY OF CORCORAN 8200 County Road 116 Corcoran, MN 55340 411 Hennepin County Property Map Date: 2/27/2025 Comments:PARCEL ID: 0111923110001 OWNER NAME: Lakeview Development Co Llc PARCEL ADDRESS: 10585 Co Rd No 101,Corcoran MN 55374 PARCEL AREA: 78.85 acres, 3,434,844 sq ft A-T-B: Abstract SALE PRICE: $1,750,000 SALE DATE: 02/2021 SALE CODE: Excluded From Ratio Studies ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $2,269,800 TAX TOTAL: $23,135.36 ASSESSED 2024, PAYABLE 2025 PROPERTY TYPE: Farm HOMESTEAD: Non-Homestead MARKET VALUE: $2,269,800 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 1:9,600 412 Memo To: Kevin Mattson, City Engineer/Public Works Director From: Steve Hegland, PE Project: Final Plat Civil Review Memo - Brockton Lane Business Park Date: May 12, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. EX-3 911 Exhibit - Brockton LN BP Final Plat dated April 22, 2025 2. Final Plat – Brockton LN BP Final Plat [1] dated April 22, 2025 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. All City of Corcoran Standard details shall be updated to the 2025 revision. o Include plate STR-23, 27 or 28, 29, 33, SAN-4, STO 19A, 24, WAT-11. BED-1, 3 o Remove 2024 revision SAN-6, WAT-4, and WAT-5 o Clarify proposed revision to STR-5 and stamp detail “revised” if it remains in plan set. 3. If the project is to be constructed in 2 phases, the construction set shall be revised and submitted for phase 1 construction only. This plan set shall include the plan for the temporary stubbing of all utilities at the phase match line, as well as the plan for temporary turn arounds at the phase 1 termination of streets and curbing. The phase 1 construction set shall only include information relevant to phase 1, and detailed information for the phase 2 area including plan and profile views shall be removed or clearly delineated. Plat: 1. Provide documentation of Hennepin County approval for final ROW dedication along County Road 101. 2. Sanitary sewer from SS101 to SS104 to be within a utility easement. The width of the easement should be large enough to cover a 1:1 slope from the sanitary invert to the surface elevation. 3. Entirety of all outlots shall be covered by a drainage and utility easement. Include notes that Outlots D & E are covered by drainage and utility easements. 4. The watermain, up to the fire suppression system valve shall be encompassed by an easement. 5. Show 100 yr. HWL in all applicable locations and encompass 100 yr. HWL in D&U easement. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 413 May 2025 Brockton Lane Business Park Kevin Mattson, City Engineer/Public Works Director Page 2 of 5 Transportation 1. The specific access type and level of improvements at the northern access will be determined and approved by Hennepin County. The access improvements to the project site are anticipated to be a City-led project. If so, the developer shall establish an escrow prior to the turn lanes being designed and publicly bid. 2. All pedestrian ramps enlargements shall show elevations demonstrating their constructability in accordance with ADA requirements. 3. Pedestrian landings shall be added to the trail and sidewalk sections to cross the city roadways at the roadway connections to County Road 101. 4. All sidewalk within City ROW should reference detail STR-22 for the concrete sidewalk typical section with 6” of class 5 instead of detail 10. 5. The northern access road shall accommodate both an eastbound right and left turn lane for access onto County Road 101. 6. The centerline striping on 105th Ave and 107th Place shall be epoxy. 7. Access route to northern pond should be from local 107th Place and not County Road 101. Site Plans 1. Street construction of 105th Ave and 107th Pl. shall take place up to the property boundary to minimize impacts to this development at time of connection. 2. Remove outdated easement line labelling from sheet C400. 3. Boulevard to be required for sidewalk near 107th Pl. & Brockton intersection. 4. Include a call out on the site plan sheets for a fence along the southern retaining wall adjacent to 105th Ave. and the southern biofiltration basin. In site plan notes include note that fence design shall be reviewed and approved by the City. 5. Include street signs with stop signs at the intersections of Brockton and 105th Ave and 107th Pl. 6. The site plan legend calls out pond access routes as being gravel access roads. Pond access routes do not require gravel surfacing; remove gravel and reference to details from legend. Grading & Stormwater 1. The location of the southern infiltration feature is directly adjacent and well below the wetland onsite and near the DNR regulated wetland located southwest of the project area. Provide calculations, including but not limited to pre and post construction runoff rate and volume information to wetlands 2 and 5. Applicant will be required to confirm that filtration basin does not create indirect impacts to wetlands or wetland impact permitting will be necessary. 2. Slope directly northwest of Building #1 between the parking lot and 10th Pl. to have a grade no steeper than 4:1. Slope to the north of 107th Ave to be no steeper than 4:1. Slope directly east of parking lot east of Building #1 to be no steeper than 4:1 3. Within the floodplain mitigation area, we recommend the contours be softened at the connection points so that a abrupt shoulder is not graded. This may be hard to stabilize and maintain. 4. If not otherwise provided on grading plans, the Construction Plans shall identify if any existing vegetation is planned to be utilized with the buffer so they can be reviewed by the City for approval. A buffer establishment plan shall be provided noting the details on how and when the buffer will be planted as well as a plan and schedule for the maintenance to ensure they are properly established. 414 May 2025 Brockton Lane Business Park Kevin Mattson, City Engineer/Public Works Director Page 3 of 5 The establishment plan shall identify specific seed mixes with the type and rates at which the mixes shall be applied. 5. A 10’ plateau no steeper than 10:1 shall be provided at foot of the northern retaining wall to ensure structural competency. 6. All drainage swales shall maintain a minimum of 2% slope unless approved by the city engineer. 7. Provide rational calculations to confirm all pipe sizes and inlet capacity. 8. Revise street drain tile: o Include symbol/callout for drain tile cleanout at the end of each drain tile line where it does not connect to a catch basin. o Extend drain tile upstream of CB112 to the interior end rad of the driveway. o All drain tile between CB109 and 111 will flow to the west. o Drain tile to the east of CBMHs 107 & 108 will flow to the east, and shall be connected to CBMHs 105 & 106. On the south side of the road, it will be installed through the driveway section under the valley gutter. o Drain tile to the east of CBMHs 105 & 106 will flow to the east, and shall be connected to CBMHs 103 & 104. On the south side of the road, it will be installed through the driveway section under the valley gutter. o Drain tile to the east of CBMHs 103 & 104 will flow to the east, and shall be connected to CBMHs 101 & 102. o Drain tile east of CBMHs 101 & 102 shall be extended to the end of the curb and gutter installation. o Drain tile will flow CB 215 to CB 212. Extend drain tile west of CB 215 to the property boundary including through the driveway section under the valley gutter. o Extend drain tile east of CB 212 to the interior end rad of the driveway. o All drain tile east of CB 211 will flow to the west. o All drain tile between CBMH 203 and 207 and CBMH 205 & 208 will flow to the west. o Connect drain tile between CBMH 203 and 204 which will flow to the west. o Connect drain tile between CB 205 and 201 and CBMH 204 and 202. Extend drain tile to the end of curb installation east of CBMH 201 and 202. 9. Include storm sewer schedule showing the size of all structures and castings to be installed. 10. CBMH 207, CBMH 208, CBMH 302 shall be sump structures. 11. Adjust CBMH304 location to maintain 10’ of separation between storm sewer and watermain. 12. 600 to 601 culvert crossing requires revision. The current profile shows the top of pipe 4” from the proposed FG at the upstream gutter line. Minimum 2’ of cover required over pipe through the street section. The outlet invert also appears to be significantly below the proposed FG. 13. Match crowns on all storm sewer pipes at structures within City ROW. 14. Clean up 709-705 profile. 15. Clarify grading and storm sewer from STMH 707 to FES 708. The current profile shows 41’ of pipe being laid with its top exposed above the proposed FG. 16. STMH 410 to STMH 409 pipe slope shall not decrease from upstream runs without an increase in pipe size. 17. Fix bust in 412-402 profile. 18. Provide profiles for FES 902 to FES 903 and OCS 905 to FES 906 19. At a minimum, provide plan call outs for south biofiltration basin drain tile slope and invert elevations. 415 May 2025 Brockton Lane Business Park Kevin Mattson, City Engineer/Public Works Director Page 4 of 5 20. Provide details of retaining wall including proposed materials, proposed façade style, alternative façade styles and any anticipated reinforcement. Wall design shall include calculations to bear additional weight for future City of Corcoran monument on face of wall. Watermain/Sanitary Sewer 1. The applicant shall provide the City the access and ability to drill a test well at the proposed well site to confirm that site is viable for a municipal well. 2. Remove the butterfly valve on 107th Place at 11+38.76. 3. 8” gate valve (labelled at STA 21+16.25) should be moved into the street and confirmed to not fall within curb line. 4. Watermain connection at 105th Ave & Brockton shall not be wet tapped. Remove existing dead-end hydrant and connect to watermain. Show existing watermain that will be connected to on sheet C606. Hydrant may need to be salvaged and reinstalled in blvd. 5. Include note that adjustment of EX MH-8 will need to comply with Corcoran’s requirement that the maximum number of rings that may be used is 5. If more than 1’ of adjustment is required, and additional manhole section shall be added. 6. If property is to be irrigated, confirm if separate irrigation service is required. 7. Trunk sanitary sewer to the west to be 15” unless larger pipe is necessary for specific industrial users, which would require city review and approval. 8. Pipe material for trunk sanitary sewer shall be C900. 9. Match inverts for sanitary at SS - 102. 10. Provide reasoning for sewer depth from SS-102 to SS-104. 11. Sanitary sewer alignment along 107th Pl to align with the centerline of the road. 12. Adjust C-WATR-3 profile so that the STA 4+47.34 hydrant is at the high point. 13. Confirm if vertical bends will be required to drop watermain at the north end of the C-WATR-3 profile. 14. Rebuild the C-WATR-2 profile on sheet C612 for review with next submission. 15. Confirm in 12” water service lines are required into the buildings. Landscaping 1. All trees must be located a minimum of 10’ from any storm sewer, watermain, or sanitary sewer utilities. Issues noted: a. between CBMH101 and FES 100 b. CBMH 302 to FES 303. c. Trees in parking lot islands between the two buildings are too close to hydrant leads. 2. Encroachment agreement will need to be submitted if monument sign is to be installed directly over storm sewer from STMH 705 to 706. 3. Confirm that all trees shown to be planted directly adjacent to pond access routes with symbology that extends into the pond access route will not ultimately hinder use of the pond access route. All trees adjacent to pond access routes should be planted in locations such that the center of their base is spaced sufficiently far from the edge of the pond access route that no part of their growth will extend into the pond access route at full size. 4. Confirm that trees north of 107th Pl. are not being shown as planted in the middle of the bituminous trail. 416 May 2025 Brockton Lane Business Park Kevin Mattson, City Engineer/Public Works Director Page 5 of 5 End of Comments 417 Memo To: Kevin Mattson, City Engineer/Public Works Director From: Steve Hegland, PE Jordan Wochenske, EIT Project: Stormwater Review Brockton Business Park Date: May 12, 2025 Exhibits: This Memorandum is based on a review of the following documents: · Brockton Lane Business Park Preliminary Plans – By Kimley Horn dated 4/22/2025 · Stormwater Management Report – By Kimley Horn dated 4/15/2025 · Stormwater Comment Responses - By Kimley Horn dated 4/15/2025 Comments: General: · Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. Modeling 1. Aerial imagery and the drainage maps appear to indicate large wooded and/or brush areas on the north and south ends of the site (EX DA 1 (PR DA 1) and EX DA 2 (PR DA 6)) however, the existing and proposed HydroCAD models either model row crops, good grass cover, or 1/8 acre residential lots to account for pervious surfaces. Update existing and proposed HydroCAD models to accurately model the existing and proposed land cover. 2. The proposed grading plans indicate that the Southeast Wetland (5P) primary outlet is directed towards either the proposed East Swale (10P) and/or the South Basin Combined (6P). The drainage map also indicates that the wetland will not discharge to the north wetland but rather will drain into catchment PR DA 4. Please update the proposed HydroCAD model to reflect the proposed grading plan and drainage conditions. 3. Update plans and/or proposed HydroCAD model to be consistent in terms of outlet pipe inverts for outlets of swales to basins and basins to wetlands. Ensure lengths of storm pipes for connections between swales, ponds, and basins are consistent between plans and model. North Infiltration Basin 1. A soil boring log indicating sandy soils (HSG A or B) within the limits of the proposed basin could not be located in the provided report. Please provide a soil boring report with a boring taken within the limits of the proposed basin that indicates a sandy layer of native soil that would be conducive to infiltration BMP practices given the adjacent hydraulic conditions or indicate where that boring is located in the provided report. 418 May 2025 Brockton Business Park Kevin Mattson, City Engineer/Public Works Director Page 2 of 2 a. It seems unlikely that an infiltration practice will function properly when located directly adjacent to a wetland and with underlaying native soils with a Type D or C HSG. Unless clearly identified as feasible, update to an infiltration or other BMP device. 2. Update the inverts of outlet device #2 to be consistent with the proposed plan sheets. South Biofiltration Basin/Wet Pond 1. The TEP shall review the hydrology to the wetlands as well as hydrogeologic conditions of the BMP’s adjacent to the wetlands to ensure there are no indirect impacts. If impacts are determined, the applicant shall be responsible for all necessary permitting and mitigation prior to beginning work. Miscellaneous 1. Please update the construction plans to provide high water level labels for the southeast wetland that is present on the project site. 419 42 0 42 1 PID: 0111923410002 NCI PROPS OF N W METROLLC 10409 CO RD NO 101, CORCORAN, MN 55374 PID: 3612023440002 U S HOME CORPORATION 92 ADDRESS UNASSIGNED, ROGERS, MN 00000 PID: 0611922220001 DOAA M MOUSSA & A M MOUSSA 76 ADDRESS UNASSIGNED, MAPLE GROVE, MN 00000 PID: 0611922230001 THERESA PRESCOTT 10660 BROCKTON LA N, MAPLE GROVE, MN 55311 PID: 0611922230004 SOURCE LAND CAPITAL LLC 10650 BROCKTON LA N, MAPLE GROVE, MN 55311 PID: 0611922230005 SOURCE LAND CAPITAL LLC 76 ADDRESS UNASSIGNED, MAPLE GROVE, MN 00000 PID: 0611922320001 SUNSHINE CAMPGROUND INC 10410 BROCKTON LA N, MAPLE GROVE, MN 55311 CO CO COCOCO COCOCO D D D D D D D D OUTLOT C DRAINAGE & UTILITY EASEMENT 24.92 AC OUTLOT A DRAINAGE & UTILITY EASEMENT 8.19 AC OUTLOT B DRAINAGE & UTILITY EASEMENT 4.75 AC LOT 1 19.33 AC LOT 2 15.21 AC 50' WETLAND BUFFER AVG. PROPOSED 66' RIGHT-OF-WAY 100' BUILDING SETBACK 50' BUILDING SETBACK PROPOSED 65' RIGHT-OF-WAY EXTENSION 60' UTILITY EASEMENT PROPOSED 80' RIGHT-OF-WAY FLOOD ELEVATION: 912.9 660' EAGLE'S NEST SETBACK HALF-SECTION LINE 37' WETLAND BUFFER AVG. 50' BUILDING SETBACK 50' WETLAND BUFFER AVG. 107' UTILITY EASEMENT 30' UTILITY EASEMENT FOUND EAGLE'S NEST 50' BUILDING SETBACK APPROXIMATE LOCATION OF FUTURE CITY WELL (±1.0 AC) TREE DISTURBANCE TREE DISTURBANCE 20' PUBLIC WATER EASEMENT 19 ' 19 ' 42' 9' 19' 9' 9' 9' 9' 9' 58.9' 66' 30 ' 35 ' 65 ' 9' 15' 36' 10 7 ' 30 ' 10' 22' 99.9' TO ROW 21 8 . 5 ' T O R O W 69.1' 26 0 ' 1100' 28 0 ' 900' 69.2' TO ROW 18 0 ' 18 0 ' 33'33' 20 . 0 ' N8 9 ° 0 3 ' 2 9 " W 5 4 3 . 7 6 S00°56'31"W 1574.14 S00°56'31"W 2635.90 S00°56'31"W 868.94 S00°56'31"W 2635.90 S00°56'31"W 1574.14 N00°56'31"E 576.00 S8 9 ° 0 3 ' 2 9 " E 1 2 6 6 . 5 0 S8 9 ° 0 3 ' 2 9 " E 1 2 6 6 . 5 0 S8 9 ° 0 3 ' 2 9 " E 1 2 6 6 . 5 0 N01°04'08"E 2638.57 S 5 5 ° 2 1 ' 4 0 " W 1 1 2 . 9 0 N34°3 8 ' 2 0 " W 4 6 6 . 7 9 L=329.47 R=340.00 Δ=55°31'15" S34°3 8 ' 2 0 " E 4 6 6 . 7 9 L =246.37 R=260.00 Δ=54°17'31" N8 9 ° 4 9 ' 0 3 " E 2 5 8 . 0 1 S8 8 ° 5 5 ' 5 2 " E 2 4 5 . 2 7 10 0 ' 50 ' 14 8 . 2 ' T O PR O P . L I N E 66.2' TO ROW 15 0 . 2 ' T O P R O P . LI N E 60 ' 648.8' TO CLOSEST SINGLE FAMILY HOUSE 19 ' 19 ' 5 0 ' 8 0 ' 80' 22.0' 36' 109. 6 ' T O R O W 4 0 ' 4 0 ' 16' L=322.18R=340.00 Δ=54°17'31" L = 251.95 R=260.00 Δ=55°31'15" D D 21 8 . 5 ' TO R O W 6' 2 0 7 . 6 ' T O R O W 5' D&U PROP. EASEMENT5' D&U PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 5' D&U PROP. EASEMENT 10' PERIMETER PROP. EASEMENT 5' D&U PROP. EASEMENT 5' D&U PROP. EASEMENT 5' D&U PROP. EASEMENT 5' D&U PROP. EASEMENT LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN PROPOSED ASPHALT TRAIL SEE DETAILS FOR SECTION PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS EXISTING SANITARY SEWER EXISTING OVERHEAD POWER LINE EXISTING STORM SEWER PROPOSED STORM SEWER PROPOSED WATERMAIN 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 4/ 8 / 2 0 2 5 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 8 6 7 0 0 3 4/ 1 5 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ C 1 - P R E L I M I N A R Y P L A T . d w g A p r i l 1 5 , 2 0 2 5 - 1 : 5 3 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B Know what'sbelow. before you dig.Call R PR E P A R E D F O R PR E L I M I N A R Y PL A T C102 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN BUILDING DATA TOTAL BUILDING AREA (EAST)±286,120 SF TOTAL BUILDING AREA (WEST)±252,120 SF PERCENT OF TOTAL PROPERTY AREA 16% MAXIMUM BUILDING HEIGHT 45 FT MAXIMUM IMPERVIOUS COVERAGE 70% PARKING SUMMARY REQUIRED PARKING 334 SPACES @ 1/1,500 SF PROPOSED PARKING (PASSENGER)400 SPACES PROPOSED PARKING (TRAILER)138 SPACES PROPERTY SUMMARY TOTAL PROPERTY AREA 78.85 AC RIGHT-OF-WAY DEDICATION 6.36 AC PROPOSED LOT 1 AREA 19.33 AC PROPOSED LOT 2 AREA 15.21 AC CONSERVATION EASEMENT AREA 33.20 AC POND OUTLOT AREA 3.07 AC PROPOSED IMPERVIOUS AREA 28.07 AC (36%) PROPOSED PERVIOUS AREA 52.51 AC (67%) WETLAND AREA 20.67 AC WETLAND IMPACT IN R.O.W.0.39 AC FLOOD HAZARD AREA 19.76 AC TREE DISTURBANCE AREA 5.49 AC SITE DATA EXISTING ZONING I-1 LIGHT INDUSTRIAL PROPOSED ZONING I-1 LIGHT INDUSTRIAL PROPOSED LAND USE INDUSTRIAL BUILDING SETBACKS RIGHT OF WAY (MAJOR) = 100' RIGHT OF WAY (MINOR) = 50' PARKING SETBACKS FRONT: SEE BUILDING SETBACKS SIDE/REAR = 10' WETLAND SETBACKS 37' - 50' NO R T H 422 OUTLOT C 24.92 AC OUTLOT A 8.19 AC OUTLOT B 4.75 AC LOT 1 19.33 AC OUTLOT E (FUTURE LOT 2) 15.21 AC FUTURE OUTLOT D 1.00 AC EDGE OF EXISTING WETLAND 100-YEAR FLOOD ELEVATION EDGE OF EXISTING WETLAND LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN PROPOSED ASPHALT TRAIL SEE DETAILS FOR SECTION PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS EXISTING SANITARY SEWER EXISTING OVERHEAD POWER LINE EXISTING STORM SEWER PROPOSED STORM SEWER PROPOSED WATERMAIN 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 8 6 7 0 0 3 05 / 1 4 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B IS S U E D F O R P E R M I T 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 2 4 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 \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ E x h i b i t s \ C 1 - D e v e l o p a b l e A r e a s . d w g M a y 1 4 , 2 0 2 5 - 3 : 4 6 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R PR E P A R E D F O R PR E - DE V E L O P M E N T AR E A M A P EX-6 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H PHASE 1 DEVELOPABLE AREA SUMMARY PHASE 1 GROSS LAND AREA 30.56 AC WETLAND AREA (WITHIN GROSS LAND AREA)1.76 AC AREA BELOW 100-YR HWL (WITHIN GROSS LAND AREA)1.39 AC PHASE 1 DEVELOPABLE AREA 27.41 AC OVERALL AREA SUMMARY TOTAL PROPERTY AREA 78.85 AC PHASE 2 OUTLOT AREAS 48.29 AC PHASE 1 GROSS LAND AREA 30.56 AC 423 PHAS E 2 10585 COUNTY ROAD NO. 101 PROPOSED ±286,120 SF BUILDING FFE: 938.00 BROCKTON LANE PROP O S E D 1 0 5 T H A V E N U E BROCKTON LANE SOUTH WET POND 100 YR HWL: 930.18 NWL: 923.00 BOT: 912.00 BROCKTON LANEBROCKTON LANE NORTH INFILTRATION BASIN 100 YR HWL: 914.25 BOT: 912.00 EAST SWALE 100 YR HWL: 933.97 BOT: 930.40 SOUTH BIOFILTRATION BASIN 100 YR HWL: 930.18 BOT: 923.00 NORTH WET POND 100 YR HWL: 914.25 NWL: 911.00 BOT: 909.00 PR O P O S E D 1 0 7 T H P L A C E FLOOD ELEVATION 912.9 660' EAGLE'S NEST SETBACK 50' WETLAND BUFFER AVG. PROPOSED 66' RIGHT-OF-WAY 100' BUILDING SETBACK 50' BUILDING SETBACK PROPOSED 65' ROW EXTENSION 60' UTILITY EASEMENT PROPOSED 80' RIGHT-OF-WAY HALF-SECTION LINE 37' WETLAND BUFFER AVG. 50' BUILDING SETBACK 50' WETLAND BUFFER AVG. 107' UTILITY EASEMENT 50' BUILDING SETBACK PROPOSED RIGHT TURN LANE PROPOSED CENTER STRIPING PROPOSED CENTER STRIPING 50' BUILDING SETBACK 50' BUILDING SETBACK 100' BUILDING SETBACK DRAINAGE & UTILITY EASEMENT 12' POND ACCESS ROUTE 12' POND ACCESS ROUTE RELOCATED ENTRANCE TO NELSON TRUCKING FUTURE PUBLIC WELL SITE FUTURE PUBLIC WELL 60 ' FUTURE WELL ACCESS EASEMENT 24 ' SNOW STORAGE AREAS SNOW STORAGE AREAS SNOW STORAGE AREA PHASE 1 LIMITS OF DISTURBANCE LIMITS OF DISTURBANCE LIMITS OF DISTURBANCE PROPERTY SUMMARY TOTAL PROPERTY AREA 78.85 AC RIGHT-OF-WAY DEDICATION 6.54 AC PROPOSED LOT 1 AREA 19.28 AC FUTURE LOT 2 AREA (OUTLOT E)15.17 AC OUTLOT A 8.19 AC OUTLOT B 4.75 AC OUTLOT C 23.92 AC OUTLOT D 1.00 AC PROPOSED IMPERVIOUS AREA 26.48 AC (33.6%) PROPOSED PERVIOUS AREA 52.37 AC (66.4%) WETLAND AREA 20.67 AC WETLAND IMPACT AREA 0.39 AC FLOOD IMPACT AREA 1.85 AC TREE DISTURBANCE AREA 5.49 ACPROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA SITE DATA EXISTING ZONING I-1 LIGHT INDUSTRIAL PROPOSED ZONING I-1 LIGHT INDUSTRIAL PROPOSED LAND USE INDUSTRIAL BUILDING SETBACKS RIGHT OF WAY (MAJOR) = 100' RIGHT OF WAY (MINOR) = 50' PARKING SETBACKS FRONT: SEE BUILDING SETBACKS SIDE/REAR = 10' WETLAND SETBACKS 37' - 50' PRE-DEVELOPMENT NET ACRAGE PARK DEDICATION BUILDING DATA TOTAL BUILDING AREA (EAST)±286,120 SF TOTAL BUILDING AREA (WEST)±252,120 SF PERCENT OF TOTAL PROPERTY AREA 16% MAXIMUM BUILDING HEIGHT 45 FT MAXIMUM IMPERVIOUS COVERAGE 70% PARKING SUMMARY REQUIRED PARKING 359 SPACES @ 1/1,500 SF PROPOSED PARKING (PASSENGER)393 SPACES PROPOSED PARKING (TRAILER)138 SPACES REQUIRED ADA PARKING 11 SPACES @ 2% TOTAL PROPOSED ADA PARKING 16 STANDARD 2 VAN ACCESSIBLE 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 - O V E R A L L . d w g M a y 0 9 , 2 0 2 5 - 1 2 : 4 6 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. PR E P A R E D F O R OV E R A L L S I T E PL A N C400 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H MA T C H L I N E - S E E S H E E T C 4 0 1 MA T C H L I N E - S E E S H E E T C 4 0 2 MA T C H L I N E - S E E S H E E T C 4 0 3 MA T C H L I N E - S E E S H E E T C 4 0 4 MA T C H L I N E - S E E S H E E T C 4 0 4 MA T C H L I N E - S E E S H E E T C 4 0 5 MATCHLINE - SEE SHEET C403 & C404 MATCHLINE - SEE SHEET C401 MATCHLINE - SEE SHEET C404 & C405 MATCHLINE - SEE SHEET C402 424 FUTURE ±252,120 SF BUILDING FFE: 938.00 WEST SWALE 100 YR HWL: 934.84 BOT: 930.80 PHAS E 2 PROP O S E D 1 0 5 T H A V E N U E 50' 40 ' E 12' 15 ' 10 ' 35 ' 35 ' 60 ' 60 ' 30' R20.0' 50' WETLAND BUFFER AVG. PROPOSED 80' RIGHT-OF-WAY 50' BUILDING SETBACK TRUCK ENTRANCE SIGN, REFER TO ARCHITECTURAL SHEETS 5' A B 5.0' C POND ACCESS ROUTE SEE S H E E T C 4 0 6 PHASE 2 CONSTRUCTION PHASE 2 CONSTRUCTION 1 2 ' PHASE 1 ENDLINE SURMOUNTABLE CURB WITH 5' TRANSITION BARRICADES KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE - SEE ARCHITECTURAL PLANS FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) DECORATIVE FENCE - SEE DETAIL ON SHEET C551 A B C D E F G H I J K L M N O P Q R S PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B C402 Know what'sbelow. before you dig.Call R PR E P A R E D F O R SI T E P L A N C401 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. NO R T H C403 C404 425 FUTURE ±252,120 SF BUILDING FFE: 938.00 WEST SWALE 100 YR HWL: 934.84 BOT: 930.80 PHAS E 2 PR O P O S E D 1 0 7 T H P L A C E 66' 60 ' 60 ' 66.2' TO ROW 9' 12' 15 ' 10 ' 35 ' 36' E 61.2' TO ROW 7' 8' 15' 50' 10 ' R R 32 ' 60 ' EAGLE'S NEST SETBACK PROPOSED 66' RIGHT-OF-WAY 50' WETLAND BUFFER AVG. MONUMENT SIGN, REFER TO ARCHITECTURAL SHEETS TRUCK ENTRANCE, REFER TO ARCHITECTURAL SHEETS RETAINING WALL BY OTHERS I 5.0' 1.0' SEE SHEET C407 20.0' 20 . 0 ' 25.0' 5.0' 83.0' FUTURE CITY WELL SITE FUTURE CITY WELL PHASE 2 CONSTRUCTION PHASE 1 ENDLINE PHASE 1 ENDLINE FUTURE WELL SITE ACCESS DRIVE 24 . 0 ' S BARRICADES KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE - SEE ARCHITECTURAL PLANS FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) DECORATIVE FENCE - SEE DETAIL ON SHEET C551 A B C D E F G H I J K L M N O P Q R S PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B C401 Know what'sbelow. before you dig.Call R PR E P A R E D F O R SI T E P L A N C402 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H C404 C405 SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 426 BROCKTON LANE 19' 9' 36' 21 8 . 5 ' T O R O W 5 0 ' 69.1' TO ROW 30 ' 30 ' 35 ' 65 ' 22' 5' A E E E E M 35 ' 1' 30 ' 19 ' 9' 30' D D 60 ' E GGGG 30' N O 24.8' E E 5' 6' 5' 18 ' T Y P . E7' 6' 8'8' R20.0' A PROPOSED BIO SWALE37' WETLAND BUFFER AVG. 50' BUILDING SETBACK HALF-SECTION LINE MONUMENT SIGN, REFER TO ARCHITECTURAL SHEETS TRUCK ENTRANCE SIGN, REFER TO ARCHITECTURAL SHEETS DOUBLE LINE CENTER LANE STRIPING RETAINING WALL BY OTHERS. RETAINING WALL BY OTHERS. PROPOSED 65' ROW EXTENSION 5' O RR O A A 16' A 17.0' 19 ' B B 5.0' C R R 18. 6 ' 12' 12' P POND ACCESS ROUTE RETAINING WALL BY OTHERS. SEE SHEET C408 16.0' 5.0' 1.0' SEE SHEET C409 SEE S H E E T C 4 0 6 1 2 ' E E SURMOUNTABLE CURB WITH 5' TRANSITION S S KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE - SEE ARCHITECTURAL PLANS FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) DECORATIVE FENCE - SEE DETAIL ON SHEET C551 A B C D E F G H I J K L M N O P Q R S PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R PR E P A R E D F O R SI T E P L A N C403 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H C401 C404 SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 7. RETAINING RETAINING WALL NOTES 1. RETAINING WALLS SHALL BE DESIGNED BY OTHERS. REFER TO SHEET C551 FOR TYPICAL CROSS-SECTION DETAIL. 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. 427 BROCKTON LANEBROCKTON LANEBROCKTON LANEBROCKTON LANE 10 0 ' 60 ' 19 ' 9' 9' 65 ' 9' 7' M 12' 15 ' 10 ' 35 ' 30 ' 28 . 5 ' L 60 ' 10 ' 18' TYP. 12 ' 8' E 8'8'8'8' 60 ' N O 66' E E E E E 8' E PROPOSED BIO SWALE 100' BUILDING SETBACK 60' UTILITY EASEMENT HALF-SECTION LINE MONUMENT SIGN, REFER TO ARCHITECTURAL SHEETS DOUBLE LINE CENTER LANE STRIPING DOTTED STRIPING TRANSFORMER PROPOSED 65' ROW EXTENSION K 17.0' K 19 ' B SEE SHEET C410 KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE - SEE ARCHITECTURAL PLANS FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) DECORATIVE FENCE - SEE DETAIL ON SHEET C551 A B C D E F G H I J K L M N O P Q R S PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B C401 Know what'sbelow. before you dig.Call R PR E P A R E D F O R SI T E P L A N C404 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H C405 C403 C402 SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 428 BROCKTON LANEBROCKTON LANEBROCKTON LANEBROCKTON LANE PR O P O S E D 1 0 7 T H P L A C E 42' 28 . 5 ' 30 ' 35 ' 65 ' 21 8 . 5 ' T O R O W 60 ' 60 ' 52 . 3 ' 12' 15 ' 7' 10 ' 35 ' 44' I R E E A M 9' D D 7' 8' 6' 18' TYP. 19 ' 30 ' 19 ' 250' TAPER 653.9' 300' 95.9' 154' 12 ' 12 ' O 12 . 7 ' 20' 99.9' TO ROW R 9' 8'8' 10.1' 5' N E E 50' BUILDING SETBACK PLAZA AREA HALF-SECTION LINE 107' UTILITY EASEMENT PROPOSED BIO SWALE MONUMENT SIGN, REFER TO ARCHITECTURAL SHEETS TRUCK ENTRANCE, REFER TO ARCHITECTURAL SHEETS RETAINING WALL BY OTHERS RETAINING WALL BY OTHERS PROPOSED 300' RIGHT TURN LANE DOUBLE LINE CENTER LANE STRIPING DOTTED STRIPING DOTTED STRIPING EGRESS DOOR WITH METAL STAIRWAY TO GRADE, REFER TO ARCHITECTURAL SHEETS PROPOSED 65' ROW EXTENSION K 17.0' A 5.0' 11.1' A G G R O G G O R 30 ' 1 2 ' 12' P POND ACCESS ROUTE SEE SHEET C407 SEE SHEET C413 SEE SHEET C411 SEE SHEET C412 9' 42.8' 36.0' 7' 8' 9' 5' S S E SURMOUNTABLE CURB WITH 5' TRANSITION KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE - SEE ARCHITECTURAL PLANS FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) DECORATIVE FENCE - SEE DETAIL ON SHEET C551 A B C D E F G H I J K L M N O P Q R S PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B KB P MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B C402 Know what'sbelow. before you dig.Call R PR E P A R E D F O R SI T E P L A N C405 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H C404 SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. RETAINING WALL NOTES 1. RETAINING WALLS SHALL BE DESIGNED BY OTHERS. REFER TO SHEET C551 FOR TYPICAL CROSS-SECTION DETAIL. 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. 429 R J G G G J G O O Q R R R PRO P O S E D 1 0 5 T H A V E N U E R40' R30' 32' 5' 5' 5' KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C406 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 430 E G G O J J Q E 32 ' RR R J J R G G O R G G OR R G O R G R20' R20' PR O P O S E D 1 0 7 T H P L A C E KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C407 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 431 D Q J J R G GO R G G O R R PR O P O S E D 1 0 5 T H A V E N U E 5' 5' D R20' 32 ' KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 7 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C408 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 432 E O E O G J E G G R40' 30' 19' 9' R15' R3' 36 . 7 ' 7. 7 ' 6' A KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 8 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C409 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 433 OO G E G E E H 19 ' R4.5'R4.5' B R4.5' R4.5'9' 18' (TYP.) A 21 ' KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 8 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C410 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 434 O G E G E 8' 19 ' 9' R4.5'R4.5' B R4.5'R4.5' 18' (TYP.) A22' 6'A KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 8 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C411 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 435 30' J J R G G R G GO R R A O R40' R5' 5 ' 5' R5' R15' A KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 8 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C412 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 436 Q E E J J R G G R G G O R R O 30 ' 5' 5' 5' R20' R20' PR O P O S E D 1 0 7 T H P L A C E KEYNOTE LEGEND CONCRETE SIDEWALK EV 2" LV POWER CONDUIT (SEE ELECTRICAL PLANS) EV 4" HV POWER CONDUIT (SEE ELECTRICAL PLANS) MATCH EXISTING EDGE OF PAVEMENT/ CURB & GUTTER B612 CURB & GUTTER (TYP.) INTEGRAL CURB W/ SIDEWALK TRANSITION CURB LEVEL 2 EV CHARGING STALLS (SEE ELECTRICAL PLANS) ASPHALT TRAIL ACCESSIBLE CURB RAMP 2' WIDE CONCRETE SPILLWAY BOLLARD BIKE RACK AREA TRASH ENCLOSURE FLAT CURB VEHICULAR RAMP - SEE ARCHITECTURAL PLAN FOR DETAILS CONCRETE VALLEY GUTTER - SEE CITY DETAIL STR-16 B618 CURB & GUTTER (TYP.) A B C D E F G H I J K L M N O P Q R PROPOSED HEAVY DUTY ASPHALT PAVEMENT SEE DETAIL 12 ON SHEET C424 PROPOSED HEAVY DUTY CONCRETE PAVEMENT SEE DETAIL 14 ON SHEET C424 PROPOSED CONCRETE SIDEWALK SEE DETAIL 11 ON SHEET C424 PROPOSED ASPHALT TRAIL SEE DETAIL STR-22 ON SHEET C423 PROPOSED GRASS MAINTENANCE ACCESS ROAD PROPOSED STORM WATER AREA SEE GRADING PLAN FOR DETAILS PROPOSED STANDARD DUTY ASPHALT PAVEMENT SEE DETAIL 13 ON SHEET C424 PROPOSED COMMERCIAL STREET PAVEMENT SEE DETAIL STR-1D ON SHEET C422 PROPOSED SNOW REMOVAL STORAGE AREA LEGEND DELINEATED WETLAND BOUNDARY PROPERTY LINE PHASE 1 LIMITS OF DISTURBANCE BUILDING SETBACK FLOOD HAZARD BOUNDARY PROPOSED EASEMENT WETLAND SETBACK WETLAND BUFFER WETLAND IMPACT PROPOSED SIGN (SEE SIGN-AGE AND STRIPING PLAN) DIVERSION DITCH 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 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N MC B CA C MC B 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 M C B 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 2 : 4 8 p m © BY RE V I S I O N S No . DA T E 2 CL I E N T C O M M E N T S 01 / 1 5 / 2 5 J F J 3 CI T Y C O M M E N T S , R E V I S E D S I T E P L A N 0 2 / 0 5 / 2 5 M C B 4 CI T Y C O M M E N T S 04 / 2 2 / 2 5 M C B 5 CI T Y C O M M E N T S 05 / 0 9 / 2 5 M C B Know what'sbelow. before you dig.Call R 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 C413 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SITE PLAN NOTES 1. REFER TO THE ARCHITECTURAL PLANS FOR EXACT LOCATIONS AND DIMENSIONS OF STOOPS, TRUCK DOCKS, TRASH ENCLOSURES & PRECISE BUILDING DIMENSIONS. REFER TO THE SITE ELECTRICAL PLAN FOR LOCATIONS OF PROPOSED LIGHT POLES, CONDUITS, AND ELECTRICAL EQUIPMENT. 2. REFER TO CERTIFIED SITE SURVEY OR PLAT FOR EXACT LOCATION OF EXISTING EASEMENTS, PROPERTY BOUNDARY DIMENSIONS, AND ADJACENT RIGHT-OF-WAY & PARCEL INFORMATION. 3. DIMENSIONS AND RADII ARE DRAWN TO THE FACE OF CURB, UNLESS OTHERWISE NOTED. ALL INTERIOR ISLAND RADII ARE 4.5', UNLESS OTHERWISE SPECIFIED. DIMENSIONS ARE ROUNDED TO THE NEAREST TENTH FOOT, AND AREAS ARE ROUNDED TO THE NEAREST SQUARE FOOT. 4. UNLESS OTHERWISE NOTED, THE CONTRACTOR SHALL BE RESPONSIBLE FOR RELOCATING EXISTING SITE IMPROVEMENTS THAT CONFLICT WITH THE PROPOSED WORK, INCLUDING BUT NOT LIMITED TO TRAFFIC SIGNS, LIGHT POLES, ABOVEGROUND UTILITIES, ETC. PERFORM WORK IN ACCORDANCE WITH GOVERNING AUTHORITIES REQUIREMENTS AND PROJECT SITE WORK SPECIFICATIONS. COST SHALL BE INCLUDED IN BASE BID. 5. TYPICAL PARKING STALL DIMENSIONS SHALL BE 9.0-FEET IN WIDTH AND 19-FEET IN LENGTH UNLESS OTHERWISE INDICATED. 6. MONUMENT SIGN(S) ARE DETAILED ON THE ARCHITECTURAL PLANS AND ARE SHOWN FOR GRAPHICAL & INFORMATIONAL PURPOSES ONLY. CONTRACTOR TO VERIFY SIGN DIMENSIONS, LOCATION AND REQUIRED PERMITS WITH THE OWNER. 437 LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE TO REMAIN (TYP.) EXISTING VEGETATION TO REMAIN (TYP.) FLOOD HAZARD BOUNDARY (TYP.) EDGER (TYP.) SEED / SOD EDGE, SEED ALL DISTURBED AREAS (TYP.) SOD / IRRIGATION LIMITS (TYP.) GRASS ACCESS ROAD (TYP.) SOD (TYP.) WETLAND BUFFER (TYP.) A A B D E LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) MAINTENANCE STRIP (TYP.) EXISTING TREE TO REMAIN (TYP.)F D D D D D D D D D D D D D D D D FUTURE ±252,120 SF BUILDING FFE: 938.00 WEST SWALE 100 YR HWL: 934.84 BOT: 930.80 PHAS E 2 FLOODPLAIN ELEVATION 912.9 BROCKTON LANE ASTR I D A V E N U E D D D D D D D D D 5 - PRE* 5 - HCK* 3 - BHS 2 - IHL*1 - IHL* 3 - BFR*1 - NPO* 3 - NPO*5 - WHP*3 - SWO* 4 - PPP1 - PPP 3 - NPO* 5 - BFR* 3 - SWO*5 - BFR* 3 - NPO*5 - PPP 3 - SWO* 5 - WHP* 2 - IHL* 13 - HRB* 1 - IHL* 2 - IHL*2 - IHL*2 - IHL*1 - IHL* 14 - BUR* 12 - QUA* 3 - BHS 1 - IHL* 1 - BUR* 6 - BUR*3 - NWS5 - BHS 3 - ERC* 3 - NWS 4 - RDL 5 - HCK* 4 - HCK* 6 - ERC* 3 - SWO*3 - NWS 5 - BHS 2 - PRC* 3 - BHS 5 - HCK* 5 - PRE* 5 - PRE* 2 - RDL 5 - HCK* 4 - ERC* 3 - BHS 3 - BHS 3 - ERC* 6 - NWS 1 - NPO* 5 - PPP 3 - NPO* 3 - WHP* 5 - BHS 3 - PRC* 3 - BHS 1 - IHL* 2 - BFR* 2 - BFR* 4 - BHS 1 - NPO* 2 - IHL* 2 - NPO* 3 - RDL 7 - PRE* 5 - WHP* 8 - WHP* 4 - BHS 2 - ERC*3 - BHS 3 - ERC*3 - NPO*1 - IHL*4 - WHP* 3 - RDL 1 - NPO* 1 - WHP* 1 - BFR* NORTH INFILTRATION BASIN 100 YR HWL: 914.00 BOT: 912.00 NORTH WET POND 100 YR HWL: 914.00 NWL: 911.00 BOT: 909.00 SOUTH WET POND 100 YR HWL: 929.39 NWL: 923.00 BOT: 912.00 SOUTH BIOFILTRATION BASIN 100 YR HWL: 929.39 BOT: 923.00 EAST SWALE 100 YR HWL: 932.99 BOT: 929.40 PROPOSED ±286,120 SF BUILDING FFE: 937.00 PHASE LINE FUTURE PHASE TWO LANDSCAPING, SHOWN FOR REFERENCE ONLY (TYP.) SYMBOL CODE COMMON NAME PLANT KEY CONIFEROUS TREE BFR* BALSAM FIR BHS BLACK HILLS SPRUCE ERC* EASTERN RED CEDAR NWS NORWAY SPRUCE PPP PONDEROSA PINE WHP* WHITE PINE ORNAMENTAL TREE HRB* HERITAGE® RIVER BIRCH PRC* PRAIRIE ROSE CRABAPPLE QUA* QUAKING ASPEN OVERSTORY TREE BUR*BURR OAK HCK* COMMON HACKBERRY IHL* IMPERIAL HONEYLOCUST NPO* NORTHERN PIN OAK PRE* PRINCETON ELM RDL REDMOND AMERICAN LINDEN SWO* SWAMP WHITE OAK 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 - O V E R A L L . d w g M a y 0 9 , 2 0 2 5 - 1 2 : 5 8 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y LANDSCAPE REQUIREMENTS: PHASE ONE OVERSTORY TREES REQUIRED:1 TREE / 1,000 S.F. OF BUILDING AREA OR 1 TREE / 50 L.F. OF SITE PERIMETER (WHICHEVER IS GREATER) 287 TREES = 286,120 S.F. / 1,000 OR 159 TREES = 7,940 l.f. / 50 OVERSTORY TREES PROVIDED:287 TREES = 132 OVERSTORY + 145 CONIFEROUS + (30 ORNAMENTAL / 3) UNDERSTORY REQUIRED:1 UNDERSTORY SHRUB / 300 S.F. OF BUILDING AREA OR 1 TREE / 30 L.F. OF SITE PERIMETER (WHICHEVER IS GREATER) 954 SHRUBS = 286,120 S.F. / 300 OR 265 TREES = 7,940 / 30 UNDERSTORY PROVIDED:1,056 SHRUBS = 86 CONIFEROUS SHRUBS + 970 DECIDUOUS SHRUBS LANDSCAPE ISLAND REQUIREMENTS MINIMUM LANDSCAPE AREA REQUIRED: 360 S.F. / END ISLAND 180 S.F. / INTERMEDIATE ISLAND LANDSCAPE AREA PROVIDED:SEE SHEETS L101-L105 LANDSCAPE SUMMARY 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 , P L A 05 / 0 9 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H Know what'sbelow. before you dig.Call R PR E P A R E D F O R OV E R A L L LA N D S C A P E P L A N L100 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H SEE SHEET L101 SEE SHEET L102 SEE SHEET L105SEE SHEET L104SEE SHEET L103 NOTE SEE SHEET L106 FOR FULL PLANT SCHEDULE, SEE SHEET L101-L105 FOR SHRUB, PERENNIALS, AND GROUNDCOVER PLANTINGS. LANDSCAPE REQUIREMENTS: PHASE TWO OVERSTORY TREES REQUIRED:1 TREE / 1,000 S.F. OF BUILDING AREA OR 1 TREE / 50 L.F. OF SITE PERIMETER (WHICHEVER IS GREATER) 253 TREES = 252,120 S.F. / 1,000 OR 159 TREES = 7,940 l.f. / 50 OVERSTORY TREES PROVIDED:253 TREES = 121 OVERSTORY + 121 CONIFEROUS + (33 ORNAMENTAL / 3) UNDERSTORY REQUIRED:1 UNDERSTORY SHRUB / 300 S.F. OF BUILDING AREA OR 1 TREE / 30 L.F. OF SITE PERIMETER (WHICHEVER IS GREATER) 841 SHRUBS = 252,120 S.F. / 300 OR 265 TREES = 7,940 / 30 UNDERSTORY PROVIDED:739 SHRUBS = 84 CONIFEROUS SHRUBS + 655 DECIDUOUS SHRUBS LANDSCAPE ISLAND REQUIREMENTS MINIMUM LANDSCAPE AREA REQUIRED: 360 S.F. / END ISLAND 180 S.F. / INTERMEDIATE ISLAND LANDSCAPE AREA PROVIDED:SEE SHEETS L101-L105 LANDSCAPE SUMMARY ALL TREES, SHRUBS, & SOD TO BE INSTALLED IN ACCORDANCE WITH CITY OF CORCORAN STANDARD DETAILS LAN-1, LAN-2, LAN-3 & LAN-4 438 FUTURE ±252,120 SF BUILDING FFE: 938.00 WEST SWALE 100 YR HWL: 934.84 BOT: 930.80 PHAS E 2 DD PROP O S E D 1 0 5 T H A V E N U E D 3 - BLC*5 - LDN*18 - BHB* F D ASTR I D A V E N U E PHASE LINE FUTURE PHASE TWO LANDSCAPING, SHOWN FOR REFERENCE ONLY (TYP.) LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE TO REMAIN (TYP.) EXISTING VEGETATION TO REMAIN (TYP.) FLOOD HAZARD BOUNDARY (TYP.) EDGER (TYP.) SEED / SOD EDGE, SEED ALL DISTURBED AREAS (TYP.) SOD / IRRIGATION LIMITS (TYP.) GRASS ACCESS ROAD (TYP.) SOD (TYP.) WETLAND BUFFER (TYP.) A A B D E LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) MAINTENANCE STRIP (TYP.) EXISTING TREE TO REMAIN (TYP.)F SYMBOL CODE COMMON NAME CONIFEROUS SHRUBS ARB* TECHNITO ARBORVITAE SGJ SEA GREEN JUNIPER TGA* TECHNY ARBORVITAE DECIDUOUS SHRUBS BLC*IROQUOIS BEAUTY BLACK CHOKEBERRY BMV* BLUE MUFFIN ARROWWOOD VIBURNUM DBH* DWARF BUSH HONEYSUCKLE DSP* DAKOTA SUNSPOT POTENTILLA GDG* GRAY DOGWOOD GLS* GRO-LOW FRAGRANT SUMAC HNW* HAKURA NISHIKI DAPPLED WILLOW LDN* LITTLE DEVIL NINEBARK NBV*NANNYBERRY VIBURNUM RSB CORALBERRY RTD* RED TWIG DOGWOOD WIL* ARTIC BLUE LEAF WILLOW ORNAMENTAL GRASSES BBB* BISON BIG BLUESTEM BHB* BLUE HEAVEN® LITTLE BLUESTEM HMS* HEAVY METAL SWITCHGRASS KFG KARL FOERSTER FEATHER REED GRASS PERENNIALS WLC WALKER'S LOW CATMINT PLANT KEY MNDOT SOUTHERN BOULEVARD MIX (SB) MNDOT SOUTHERN SHORTGRASS ROADSIDE (SSR) MNDOT WET DITCH SEED MIX (WD) SB SSR WD A PARKING ISLAND LANDSCAPE AREA 303 S.F. 310 S.F. 408 S.F. 399 S.F. B C D E F G 375 S.F. 4,238 S.F. 8,115 S.F. ISLAND AREA SEED LEGEND 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 , P L A 05 / 0 9 / 2 0 2 5 53 5 2 8 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L A N D S C A P E P L A N . d w g M a y 0 9 , 2 0 2 5 - 1 2 : 5 9 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y Know what'sbelow. before you dig.Call R PR E P A R E D F O R LA N D S C A P E P L A N L101 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN NO R T H L103 L1 0 2 NOTE SEE SHEET L106 FOR FULL PLANT SCHEDULE 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H 439 FUTURE ±252,120 SF BUILDING FFE: 938.00 WEST SWALE 100 YR HWL: 934.84 BOT: 930.80 PHAS E 2 PR O P O S E D 1 0 7 T H P L A C E 4 - BHB* 13 - WLC 13 - RTD* 7 - TGA* 3 - GDG* 5 - RTD* 660' EAGLE'S NEST SETBACK RU S H C R E E K C O R R I D O R FLOODPLAIN ELEVATION 912.9 PHASE LINE FUTURE PHASE TWO LANDSCAPING, SHOWN FOR REFERENCE ONLY (TYP.) LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE TO REMAIN (TYP.) EXISTING VEGETATION TO REMAIN (TYP.) FLOOD HAZARD BOUNDARY (TYP.) EDGER (TYP.) SEED / SOD EDGE, SEED ALL DISTURBED AREAS (TYP.) SOD / IRRIGATION LIMITS (TYP.) GRASS ACCESS ROAD (TYP.) SOD (TYP.) WETLAND BUFFER (TYP.) A A B D E LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) MAINTENANCE STRIP (TYP.) EXISTING TREE TO REMAIN (TYP.)F SYMBOL CODE COMMON NAME CONIFEROUS SHRUBS ARB* TECHNITO ARBORVITAE SGJ SEA GREEN JUNIPER TGA* TECHNY ARBORVITAE DECIDUOUS SHRUBS BLC*IROQUOIS BEAUTY BLACK CHOKEBERRY BMV* BLUE MUFFIN ARROWWOOD VIBURNUM DBH* DWARF BUSH HONEYSUCKLE DSP* DAKOTA SUNSPOT POTENTILLA GDG* GRAY DOGWOOD GLS* GRO-LOW FRAGRANT SUMAC HNW* HAKURA NISHIKI DAPPLED WILLOW LDN* LITTLE DEVIL NINEBARK NBV*NANNYBERRY VIBURNUM RSB CORALBERRY RTD* RED TWIG DOGWOOD WIL* ARTIC BLUE LEAF WILLOW ORNAMENTAL GRASSES BBB* BISON BIG BLUESTEM BHB* BLUE HEAVEN® LITTLE BLUESTEM HMS* HEAVY METAL SWITCHGRASS KFG KARL FOERSTER FEATHER REED GRASS PERENNIALS WLC WALKER'S LOW CATMINT PLANT KEY MNDOT SOUTHERN BOULEVARD MIX (SB) MNDOT SOUTHERN SHORTGRASS ROADSIDE (SSR) MNDOT WET DITCH SEED MIX (WD) SB SSR WD A PARKING ISLAND LANDSCAPE AREA 303 S.F. 310 S.F. 408 S.F. 399 S.F. B C D E F G 375 S.F. 4,238 S.F. 8,115 S.F. ISLAND AREA SEED LEGEND 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 05 / 0 9 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L A N D S C A P E P L A N . d w g M a y 0 9 , 2 0 2 5 - 1 2 : 5 9 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y L101 Know what'sbelow. before you dig.Call R PR E P A R E D F O R LA N D S C A P E P L A N L102 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN L105L104 NO R T H NOTE SEE SHEET L106 FOR FULL PLANT SCHEDULE 440 D D D D BROCKTON LANE PROPOSED ±286,120 SF BUILDING FFE: 938.00 SOUTH WET POND 100 YR HWL: 930.18 NWL: 923.00 BOT: 912.00 EAST SWALE 100 YR HWL: 933.97 BOT: 930.40 SOUTH BIOFILTRATION BASIN 100 YR HWL: 930.18 BOT: 923.00 D D SB WD WD SSR SSR SSR B A B B B B B E SB D 5 - KFG 5 - HMS* 9 - BLC* 5 - BHB* 5 - KFG9 - BLC* 5 - ARB* 5 - KFG 8 - GLS* 5 - BLC* 5 - BHB* 5 - ARB* 5 - BLC* 5 - HMS* 5 - BHB* 1 - HNW* 3 - GDG* 5 - WIL* 9 - RTD* 9 - TGA* 19 - DBH* 5 - GDG*2 - BLC*5 - BLC* 18 - BHB* 5 - KFG 5 - HMS*10 - GLS* 7 - KFG6 - BMV*3 - LDN* 8 - ARB* 12 - DSP* 3 - LDN* 6 - LDN* 19 - DBH* 4 - GLS* 4 - GLS* 5 - HNW* 5 - HNW* 4 - GLS* 6 - GLS* 8 - BLC* 5 - BLC* 5 - GLS* 3 - GDG*SB 3' HEIGHT BERM 37' WETLAND BUFFER AVG. BROCKTON LANE AS T R I D A V E N U E CONDUIT FOR EV CHARGING, SHOWN FOR REFERENCE ONLY LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE TO REMAIN (TYP.) EXISTING VEGETATION TO REMAIN (TYP.) FLOOD HAZARD BOUNDARY (TYP.) EDGER (TYP.) SEED / SOD EDGE, SEED ALL DISTURBED AREAS (TYP.) SOD / IRRIGATION LIMITS (TYP.) GRASS ACCESS ROAD (TYP.) SOD (TYP.) WETLAND BUFFER (TYP.) A A B D E LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) MAINTENANCE STRIP (TYP.) EXISTING TREE TO REMAIN (TYP.)F SYMBOL CODE COMMON NAME CONIFEROUS SHRUBS ARB* TECHNITO ARBORVITAE SGJ SEA GREEN JUNIPER TGA* TECHNY ARBORVITAE DECIDUOUS SHRUBS BLC*IROQUOIS BEAUTY BLACK CHOKEBERRY BMV* BLUE MUFFIN ARROWWOOD VIBURNUM DBH* DWARF BUSH HONEYSUCKLE DSP* DAKOTA SUNSPOT POTENTILLA GDG* GRAY DOGWOOD GLS* GRO-LOW FRAGRANT SUMAC HNW* HAKURA NISHIKI DAPPLED WILLOW LDN* LITTLE DEVIL NINEBARK NBV*NANNYBERRY VIBURNUM RSB CORALBERRY RTD* RED TWIG DOGWOOD WIL* ARTIC BLUE LEAF WILLOW ORNAMENTAL GRASSES BBB* BISON BIG BLUESTEM BHB* BLUE HEAVEN® LITTLE BLUESTEM HMS* HEAVY METAL SWITCHGRASS KFG KARL FOERSTER FEATHER REED GRASS PERENNIALS WLC WALKER'S LOW CATMINT PLANT KEY MNDOT SOUTHERN BOULEVARD MIX (SB) MNDOT SOUTHERN SHORTGRASS ROADSIDE (SSR) MNDOT WET DITCH SEED MIX (WD) SB SSR WD A PARKING ISLAND LANDSCAPE AREA 303 S.F. 310 S.F. 408 S.F. 399 S.F. B C D E F G 375 S.F. 4,238 S.F. 8,115 S.F. ISLAND AREA SEED LEGEND 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 05 / 0 9 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L A N D S C A P E P L A N . d w g M a y 0 9 , 2 0 2 5 - 1 2 : 5 9 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y Know what'sbelow. before you dig.Call R PR E P A R E D F O R LA N D S C A P E P L A N L103 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN L101 L1 0 4 NO R T H NOTE SEE SHEET L106 FOR FULL PLANT SCHEDULE 441 DD PROPOSED ±286,120 SF BUILDING FFE: 938.00 BROCKTON LANEBROCKTON LANEBROCKTON LANEBROCKTON LANE EAST SWALE 100 YR HWL: 933.97 BOT: 930.40 D SSRSSR B A B B B AA AAA B A BAB 5 - LDN* 7 - DBH* 5 - LDN* 5 - LDN* 7 - DBH* 5 - LDN* 5 - LDN*7 - DBH*5 - LDN* 5 - LDN*7 - DBH*5 - LDN* 5 - BLC* 4 - GLS* 5 - ARB* 5 - BLC* 5 - BHB* 5 - HMS* 5 - BLC*5 - ARB* 5 - KFG 25 - DSP* 11 - SGJ 5 - HMS* 5 - BHB*5 - BLC* 5 - BHB* 5 - HMS* 5 - KFG5 - BLC* 5 - ARB* 4 - GLS* 5 - BLC*5 - BHB* 5 - HMS* 5 - BLC* 2 - ARB*3 - ARB* 5 - BLC* 4 - GLS* 3 - GLS* 4 - GLS* 4 - GLS*4 - GLS* 4 - GLS*4 - GLS* 3 - GLS* 3 - GDG* 8 - BHB* 3 - NBV*7 - RTD*7 - HNW*4 - GDG*3 - NBV* 7 - RTD* 6 - BBB* 6 - WIL* 3 - RTD* 3 - NBV*7 - WIL*3 - GDG*5 - NBV*5 - GDG* 7 - RTD*3 - GDG*3 - HNW*5 - WIL*5 - RTD* 3 - NBV*3 - GDG* 7 - HNW* 3 - GDG*5 - BBB* 5 - RTD* 7 - WIL* 5 - NBV* 7 - RTD* 4 - HNW*1 - HNW* 3 - WIL*5 - NBV*7 - BHB*7 - RTD*3 - NBV* 4 - GDG*7 - RTD*5 - NBV* 7 - HMS*3 - HNW*5 - WIL*5 - NBV*3 - GDG* 3 - BBB*3 - GDG* 1 - BBB* 3 - WIL*5 - HNW* 3 - GDG*5 - NBV*9 - HMS* 7 - WIL*3 - NBV*3 - GDG*5 - WIL* 8 - HNW*5 - BBB*5 - RTD*5 - NBV* 5 - DSP* 5 - DSP* 5 - DSP* 3 - SGJ 8 - DSP* 5 - DSP* 5 - DSP* 5 - DSP* BROCKTON LANE CONDUIT FOR EV CHARGING, SHOWN FOR REFERENCE ONLY LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE TO REMAIN (TYP.) EXISTING VEGETATION TO REMAIN (TYP.) FLOOD HAZARD BOUNDARY (TYP.) EDGER (TYP.) SEED / SOD EDGE, SEED ALL DISTURBED AREAS (TYP.) SOD / IRRIGATION LIMITS (TYP.) GRASS ACCESS ROAD (TYP.) SOD (TYP.) WETLAND BUFFER (TYP.) A A B D E LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) MAINTENANCE STRIP (TYP.) EXISTING TREE TO REMAIN (TYP.)F SYMBOL CODE COMMON NAME CONIFEROUS SHRUBS ARB* TECHNITO ARBORVITAE SGJ SEA GREEN JUNIPER TGA* TECHNY ARBORVITAE DECIDUOUS SHRUBS BLC*IROQUOIS BEAUTY BLACK CHOKEBERRY BMV* BLUE MUFFIN ARROWWOOD VIBURNUM DBH* DWARF BUSH HONEYSUCKLE DSP* DAKOTA SUNSPOT POTENTILLA GDG* GRAY DOGWOOD GLS* GRO-LOW FRAGRANT SUMAC HNW* HAKURA NISHIKI DAPPLED WILLOW LDN* LITTLE DEVIL NINEBARK NBV*NANNYBERRY VIBURNUM RSB CORALBERRY RTD* RED TWIG DOGWOOD WIL* ARTIC BLUE LEAF WILLOW ORNAMENTAL GRASSES BBB* BISON BIG BLUESTEM BHB* BLUE HEAVEN® LITTLE BLUESTEM HMS* HEAVY METAL SWITCHGRASS KFG KARL FOERSTER FEATHER REED GRASS PERENNIALS WLC WALKER'S LOW CATMINT PLANT KEY MNDOT SOUTHERN BOULEVARD MIX (SB) MNDOT SOUTHERN SHORTGRASS ROADSIDE (SSR) MNDOT WET DITCH SEED MIX (WD) SB SSR WD A PARKING ISLAND LANDSCAPE AREA 303 S.F. 310 S.F. 408 S.F. 399 S.F. B C D E F G 375 S.F. 4,238 S.F. 8,115 S.F. ISLAND AREA SEED LEGEND 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 05 / 0 9 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L A N D S C A P E P L A N . d w g M a y 0 9 , 2 0 2 5 - 1 : 0 0 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y L101 Know what'sbelow. before you dig.Call R PR E P A R E D F O R LA N D S C A P E P L A N L104 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN L105L103 L102 NO R T H NOTE SEE SHEET L106 FOR FULL PLANT SCHEDULE 442 D D D D D D D D BROCKTON LANE PROPOSED ±286,120 SF BUILDING FFE: 938.00 BROCKTON LANEBROCKTON LANEBROCKTON LANE NORTH INFILTRATION BASIN 100 YR HWL: 914.25 BOT: 912.00 EAST SWALE 100 YR HWL: 933.97 BOT: 930.40 NORTH WET POND 100 YR HWL: 914.25 NWL: 911.00 BOT: 909.00 PR O P O S E D 1 0 7 T H P L A C E D D D D D SB WD SSR SSR SSR SB B A A B B B A A A D D 26 - HMS* 5 - WIL* 5 - LDN* 5 - LDN*13 - DSP*5 - WIL* 3 - RTD* 6 - DBH*4 - DSP* 5 - LDN* 7 - DBH*5 - LDN* 5 - LDN*7 - DBH*5 - LDN* 5 - KFG 5 - HMS* 5 - BLC*5 - ARB*5 - BLC* 5 - BHB*5 - HMS*5 - BLC* 4 - BHB*5 - ARB* 4 - BLC* 4 - GLS* 4 - GLS* 5 - NBV*3 - GDG*3 - RTD* 4 - BBB* 5 - HNW*3 - NBV*7 - WIL* 7 - HNW*2 - GDG* 5 - WIL*3 - GDG* 5 - RTD*3 - GDG*2 - NBV* 24 - BMV* 5 - TGA*3 - GDG*3 - TGA* 26 - RSB 7 - RTD* 14 - DSP*8 - WIL* 16 - DSP* 9 - LDN* 7 - WIL* 27 - DSP* 10 - RTD* D 5 - DSP* PLAZA AREA 8' HEIGHT BERM BROCKTON LANE RU S H C R E E K C O R R I D O R RU S H C R E E K C O R R I D O R FLOODPLAIN ELEVATION 912.9 EAST SWALE 100 YR HWL: 933.99 BOT: 930.40 CONDUIT FOR EV CHARGING, SHOWN FOR REFERENCE ONLY LANDSCAPE KEYNOTESLANDSCAPE LEGEND EXISTING DECIDUOUS TREE TO REMAIN (TYP.) EXISTING VEGETATION TO REMAIN (TYP.) FLOOD HAZARD BOUNDARY (TYP.) EDGER (TYP.) SEED / SOD EDGE, SEED ALL DISTURBED AREAS (TYP.) SOD / IRRIGATION LIMITS (TYP.) GRASS ACCESS ROAD (TYP.) SOD (TYP.) WETLAND BUFFER (TYP.) A A B D E LANDSCAPE KEYNOTES EDGER (TYP.) DOUBLE SHREDDED HARDWOOD MULCH (TYP.) SOD (TYP.) MAINTENANCE STRIP (TYP.) EXISTING TREE TO REMAIN (TYP.)F SYMBOL CODE COMMON NAME CONIFEROUS SHRUBS ARB* TECHNITO ARBORVITAE SGJ SEA GREEN JUNIPER TGA* TECHNY ARBORVITAE DECIDUOUS SHRUBS BLC*IROQUOIS BEAUTY BLACK CHOKEBERRY BMV* BLUE MUFFIN ARROWWOOD VIBURNUM DBH* DWARF BUSH HONEYSUCKLE DSP* DAKOTA SUNSPOT POTENTILLA GDG* GRAY DOGWOOD GLS* GRO-LOW FRAGRANT SUMAC HNW* HAKURA NISHIKI DAPPLED WILLOW LDN* LITTLE DEVIL NINEBARK NBV*NANNYBERRY VIBURNUM RSB CORALBERRY RTD* RED TWIG DOGWOOD WIL* ARTIC BLUE LEAF WILLOW ORNAMENTAL GRASSES BBB* BISON BIG BLUESTEM BHB* BLUE HEAVEN® LITTLE BLUESTEM HMS* HEAVY METAL SWITCHGRASS KFG KARL FOERSTER FEATHER REED GRASS PERENNIALS WLC WALKER'S LOW CATMINT PLANT KEY MNDOT SOUTHERN BOULEVARD MIX (SB) MNDOT SOUTHERN SHORTGRASS ROADSIDE (SSR) MNDOT WET DITCH SEED MIX (WD) SB SSR WD A PARKING ISLAND LANDSCAPE AREA 303 S.F. 310 S.F. 408 S.F. 399 S.F. B C D E F G 375 S.F. 4,238 S.F. 8,115 S.F. ISLAND AREA SEED LEGEND 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 05 / 0 9 / 2 0 2 5 42 6 6 1 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r a n \ 3 D e s i g n \ C A D \ P l a n S h e e t s \ L A N D S C A P E P L A N . d w g M a y 0 9 , 2 0 2 5 - 1 : 0 0 p m © BY RE V I S I O N S No . DA T E PRE L I M I N A R Y L102 Know what'sbelow. before you dig.Call R PR E P A R E D F O R LA N D S C A P E P L A N L105 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN L104 NO R T H NOTE SEE SHEET L106 FOR FULL PLANT SCHEDULE 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H 443 CONIFEROUS SHRUBS - 86 TOTAL ARB*48 TECHNITO ARBORVITAE THUJA OCCIDENTALIS `BAILIJOHN`#5 CONT. 5` O.C. SGJ 14 SEA GREEN JUNIPER JUNIPERUS CHINENSIS `SEA GREEN`#5 CONT. 5` O.C. TGA* 24 TECHNY ARBORVITAE THUJA OCCIDENTALIS 'TECHNY'#5 CONT. 6` O.C. DECIDUOUS SHRUBS - 970 TOTAL BLC*110 IROQUOIS BEAUTY BLACK CHOKEBERRY ARONIA MELANOCARPA `IROQUOIS BEAUTY`#5 CONT. 4` O.C. BMV*30 BLUE MUFFIN ARROWWOOD VIBURNUM VIBURNUM DENTATUM 'CHRISTOM'#5 CONT. 5` O.C. DBH*67 DWARF BUSH HONEYSUCKLE DIERVILLA LONICERA #5 CONT. 3` O.C. DSP*154 DAKOTA SUNSPOT POTENTILLA POTENTILLA FRUTICOSA 'FARGO'#5 CONT. 3` O.C. GDG* 70 GRAY DOGWOOD CORNUS RACEMOSA #5 CONT. 8" O.C. GLS* 87 GRO-LOW FRAGRANT SUMAC RHUS AROMATICA `GRO-LOW`#5 CONT. 4` O.C. HNW* 60 HAKURA NISHIKI DAPPLED WILLOW SALIX INTEGRA 'HAKURA NISHIKI'#5 CONT. 5` O.C. LDN* 98 LITTLE DEVIL NINEBARK PHYSOCARPUS OPULIFOLIUS `DONNA MAY`#5 CONT. 4` O.C. NBV* 63 NANNYBERRY VIBURNUM VIBURNUM LENTAGO #5 CONT. 5` O.C. RSB 26 CORALBERRY SYMPHORICARPOS ORBICULATUS #2 CONT. 4` O.C. RTD*115 RED TWIG DOGWOOD CORNUS SERICEA `BAILEYI`#5 CONT. 4` O.C. WIL*90 ARTIC BLUE LEAF WILLOW SALIX PURPUREA 'NANA'#3 CONT. 4.5' O.C. ORNAMENTAL GRASSES - 239 TOTAL BBB*29 BISON BIG BLUESTEM ANDROPOGON GERARDII 'BISON'#1 CONT. 3.5` OC BHB*86 BLUE HEAVEN® LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM 'MINNBLUEA'#1 CONT. 3` O.C. HMS*87 HEAVY METAL SWITCHGRASS PANICUM VIRGATUM 'HEAVY METAL'#1 CONT. 3` O.C. KFG 37 KARL FOERSTER FEATHER REED GRASS CALAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' #1 CONT. 3` O.C. PERENNIALS - 13 TOTAL WLC 13 WALKER'S LOW CATMINT NEPETA X 'WALKER'S LOW'#1 CONT. 18" O.C. SYMBOL CODE QTY COMMON NAME BOTANICAL NAME N/A CAL. PLANT SCHEDULE - PHASE ONE CONIFEROUS TREE - 145 TOTAL BFR*18 BALSAM FIR ABIES BALSAMEA B & B 5` HT. BHS 44 BLACK HILLS SPRUCE PICEA GLAUCA `DENSATA`B & B 6` HT. ERC* 21 EASTERN RED CEDAR JUNIPERUS VIRGINIANA B & B 4` HT NWS 15 NORWAY SPRUCE PICEA ABIES B & B 4` HT PPP 15 PONDEROSA PINE PINUS PONDEROSA B & B 5` HT. WHP*32 WHITE PINE PINUS STROBUS B & B 6` HT. ORNAMENTAL TREE - 30 TOTAL HRB*13 HERITAGE® RIVER BIRCH BETULA NIGRA 'CULLY'B & B 1.5" CAL PRC*5 PRAIRIE ROSE CRABAPPLE MALUS IOENSIS `PRAIRIE ROSE`B & B 1.5" CAL. QUA*12 QUAKING ASPEN POPULUS TREMULOIDES B & B 1.5" CAL. OVERSTORY TREE - 132 TOTAL BUR*21 BURR OAK QUERCUS MACROCARPA B & B 2.5" CAL. HCK*24 COMMON HACKBERRY CELTIS OCCIDENTALIS B & B 2.5" CAL. IHL* 20 IMPERIAL HONEYLOCUST GLEDITSIA TRIACANTHOS VAR. INERMIS `IMPERIAL` B & B 2.5" CAL. NPO* 21 NORTHERN PIN OAK QUERCUS ELLIPSOIDALIS B & B 2.5" CAL. PRE* 22 PRINCETON ELM ULMUS AMERICANA `PRINCETON`B & B 2.5" CAL. RDL 12 REDMOND AMERICAN LINDEN TILIA AMERICANA `REDMOND`B & B 2.5" CAL. SWO* 12 SWAMP WHITE OAK QUERCUS BICOLOR B & B 2.5" CAL. 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 : 0 1 p m BY RE V I S I O N S No . DA T E PRE L I M I N A R Y 1/ 2 " FINISHED GRADE AT LAWN, 1/2" BELOW TOP OF DIVIDER. LAWN SIDE "BLACK DIAMOND" EDGING BY VALEEY VIEW SPECIALTIES CO. USE 20 FT. LENGTHS. USE KNURLED CONNECTOR AT SPLICES, USE CORNER, TEE, VEE, OR WIDE ANBLE CONNECTORS AT ANGLE 10" X 7/8" METAL ANCHOR STAKES AT 48" O.C., AND AT CHANGES. EACH END. PLASTIC DIVIDER: FINISHED GRADE AT SHRUBS/ PERENNIALS, 1" BELOW TOP OF DIVIDER. PLANTING BED 1" POLY EDGER DETAIL SCALE: N.T.S.L1061 BUILDING, EXTERIOR WALL PROVIDE POSITIVE DRAINAGE AWAY FROM BUILDING SPECIFIED HARDWOOD MULCH 2' MAINTENANCE STRIP EDGER, AS SPECIFIED SOIL MIX TO BE MINIMUM OF 4" BELOW EDGING TOP TO ALLOW FOR ADEQUATE LIP FOR MULCH. SPECIFIED SOIL MIX FINISH GRADE FOR LAWN MAINTENANCE STRIP DETAIL SCALE: 1-1/2"=1'L1062 4" 1" 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 CITY OF CORCORAN DETAILS LAN 1-4 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. APPLY PREMENEGRENT HERBICIDE PRIOR TO MULCH PLACEMENT PER MANUFACTURER RECOMMENDATIONS, USE PREEN OR PRE-APPROVED EQUAL. MULCH AND FABRIC TO BE APPROVED BY OWNER PRIOR TO INSTALLATION. MULCH TO MATCH EXISTING CONDITIONS (WHERE APPLICABLE). EDGER 19. EDGING TO BE COMMERCIAL GRADE VALLEY-VIEW BLACK DIAMOND (OR EQUAL) POLY EDGING OR SPADED EDGE, AS INDICATED. EDGING SHALL BE PLACED WITH SMOOTH CURVES AND STAKED WITH METAL SPIKES NO GREATER THAN 4 FOOT ON CENTER WITH BASE OF TOP BEAD 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/SOD 20. ALL DISTURBED AREAS TO BE SODDED OR SEEDED, UNLESS OTHERWISE NOTED. SOD TO BE STANDARD MINNESOTA GROWN AND HARDY BLUEGRASS MIX, FREE OF LAWN WEEDS. 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. IRRIGATION 20. PROVIDE IRRIGATION TO ALL PLANTED AREAS ON SITE WITHIN IRRIGATION AND SOD LIMITS AS SHOWN ON PLAN. IRRIGATION SYSTEM TO BE DESIGN/BUILD BY LANDSCAPE CONTRACTOR. LANDSCAPE CONTRACTOR TO PROVIDE SHOP DRAWINGS TO LANDSCAPE ARCHITECT FOR APPROVAL PRIOR TO INSTALLATION OF IRRIGATION SYSTEM. CONTRACTOR TO PROVIDE OPERATION MANUALS, AS-BUILT PLANS, AND NORMAL PROGRAMMING. SYSTEM SHALL BE WINTERIZED AND HAVE SPRING STARTUP DURING FIRST YEAR OF OPERATION. SYSTEM SHALL HAVE ONE-YEAR WARRANTY ON ALL PARTS AND LABOR. ALL INFORMATION ABOUT INSTALLATION AND SCHEDULING CAN BE OBTAINED FROM THE GENERAL CONTRACTOR. SYSTEM SHALL INCLUDE A RAIN / FREEZE SENSOR, FLOW SENSOR, MASTER VALVE, EPA WATERSENSE APPROVED CONTROLLER, AND PRESSURE REGULATED HEADS. SHRUBS / PERENNIAL BEDS TO USE DRIP IRRIGATION. PROVIDE TEMPORARY IRRIGATION TO SEEDED AREAS ON SEPARATE ZONE FOR ESTABLISHMENT. 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. WET SWALE NOTE: PROVIDE AND INSTALL EROSION CONTROL BLANKET AT RAIN GARDEN AREA SIDE SLOPES AFTER ALL PLANTING HAVE BEEN INSTALLED. BLANKET TO BE ONE SEASON GEOJUTE, MN/DOT CATEGORY 2 (STRAW 1S, WOOD FIBER 1S), OR APPROVED EQUAL. BLANKET TO BE OVERLAPPED BY 4" AND ANCHORED BY SOD STAPLES. PLACE BLANKET PERPENDICULAR TO THE SLOPE. TRENCH IN EDGES OF BLANKET AREA TO PREVENT UNDER MINING. PROVIDE SILT FENCE AT TOP OF SLOPE AS NEEDED. SHREDDED HARDWOOD MULCH TO MATCH OTHER PROJECT PLANTING MULCH. PLACE 4" DEPTH OF MULCH AT ALL PLANTING AND EROSION CONTROL BLANKET AREA (NO FILTER FABRIC). WET SWALE TO PROVIDE PROPER INFILTRATION AND DRAINAGE REQUIREMENTS PER ENGINEERS APPROVAL. 25. 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 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 , P L A 4/ 2 2 / 2 0 2 5 53 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H PR E P A R E D F O R LA N D S C A P E DE T A I L S L106 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN BIKE RIBBON RACK SCALE: N.T.S.L1063 NOTES: 1. POWDER COAT COLOR TO BE BLACK NOTES: 1. ALL PLANTS LABELED " * " ARE NATIVE / CULTIVAR TO MINNESOTA 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 QTY. = QUANTITY MIN. HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 444 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 : 0 1 p m BY RE V I S I O N S No . DA T E PRE L I M I N A R Y 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 , P L A 4/ 2 2 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N CF K CF K RA H PR E P A R E D F O R SE E D M I X SC H E D U L E S A N D DE T A I L S L107 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN 445 SYMBOL CODE QTY COMMON NAME BOTANICAL NAME N/A CAL. TREES EXI ETP 48 PROTECT IN PLACE EXISTING TREE TO REMAIN 6` HT. CONIFEROUS TREE - 121 TOTAL BFR*23 BALSAM FIR ABIES BALSAMEA B & B 5` HT. BHS 24 BLACK HILLS SPRUCE PICEA GLAUCA `DENSATA`B & B 6` HT. ERC* 27 EASTERN RED CEDAR JUNIPERUS VIRGINIANA B & B 4` HT NWS 17 NORWAY SPRUCE PICEA ABIES B & B 4` HT PPP 16 PONDEROSA PINE PINUS PONDEROSA B & B 5` HT. WHP* 14 WHITE PINE PINUS STROBUS B & B 6` HT. ORNAMENTAL TREE - 33 TOTAL HRB*10 HERITAGE® RIVER BIRCH BETULA NIGRA 'CULLY'B & B 1.5" CAL PRC*13 PRAIRIE ROSE CRABAPPLE MALUS IOENSIS `PRAIRIE ROSE`B & B 1.5" CAL. QUA*10 QUAKING ASPEN POPULUS TREMULOIDES B & B 1.5" CAL. OVERSTORY TREE - 121 TOTAL BUR*12 BURR OAK QUERCUS MACROCARPA B & B 2.5" CAL. HCK*13 COMMON HACKBERRY CELTIS OCCIDENTALIS B & B 2.5" CAL. IHL*13 IMPERIAL HONEYLOCUST GLEDITSIA TRIACANTHOS VAR. INERMIS `IMPERIAL` B & B 2.5" CAL. NPO*16 NORTHERN PIN OAK QUERCUS ELLIPSOIDALIS B & B 2.5" CAL. PRE*20 PRINCETON ELM ULMUS AMERICANA `PRINCETON`B & B 2.5" CAL. RDL 23 REDMOND AMERICAN LINDEN TILIA AMERICANA `REDMOND`B & B 2.5" CAL. SWO* 24 SWAMP WHITE OAK QUERCUS BICOLOR B & B 2.5" CAL. SYMBOL CODE QTY COMMON NAME BOTANICAL NAME CONTAINER SPACING CONIFEROUS SHRUBS - 84 TOTAL ARB*23 TECHNITO ARBORVITAE THUJA OCCIDENTALIS `BAILIJOHN`#5 CONT. 5` O.C. SGJ 53 SEA GREEN JUNIPER JUNIPERUS CHINENSIS `SEA GREEN`#5 CONT. 5` O.C. TGA*8 TECHNY ARBORVITAE THUJA OCCIDENTALIS 'TECHNY'#5 CONT. 6` O.C. PLANT SCHEDULE - PHASE TWO DECIDUOUS SHRUBS - 655 TOTAL BLC*60 IROQUOIS BEAUTY BLACK CHOKEBERRY ARONIA MELANOCARPA `IROQUOIS BEAUTY`#5 CONT. 4` O.C. DBH*18 DWARF BUSH HONEYSUCKLE DIERVILLA LONICERA #5 CONT. 3` O.C. DSP*87 DAKOTA SUNSPOT POTENTILLA POTENTILLA FRUTICOSA 'FARGO'#5 CONT. 3` O.C. GDG* 72 GRAY DOGWOOD CORNUS RACEMOSA #5 CONT. 8" O.C. GLS*46 GRO-LOW FRAGRANT SUMAC RHUS AROMATICA `GRO-LOW`#5 CONT. 4` O.C. HNW*69 HAKURA NISHIKI DAPPLED WILLOW SALIX INTEGRA 'HAKURA NISHIKI'#5 CONT. 5` O.C. LDN*34 LITTLE DEVIL NINEBARK PHYSOCARPUS OPULIFOLIUS `DONNA MAY`#5 CONT. 4` O.C. NBV*85 NANNYBERRY VIBURNUM VIBURNUM LENTAGO #5 CONT. 5` O.C. RSB 13 CORALBERRY SYMPHORICARPOS ORBICULATUS #2 CONT. 4` O.C. RTD*94 RED TWIG DOGWOOD CORNUS SERICEA `BAILEYI`#5 CONT. 4` O.C. WIL* 77 ARTIC BLUE LEAF WILLOW SALIX PURPUREA 'NANA'#3 CONT. 4.5' O.C. ORNAMENTAL GRASSES - 195 TOTAL BBB* 20 BISON BIG BLUESTEM ANDROPOGON GERARDII 'BISON'#1 CONT. 3.5` OC BHB* 64 BLUE HEAVEN® LITTLE BLUESTEM SCHIZACHYRIUM SCOPARIUM 'MINNBLUEA'#1 CONT. 3` O.C. HMS* 60 HEAVY METAL SWITCHGRASS PANICUM VIRGATUM 'HEAVY METAL'#1 CONT. 3` O.C. KFG 51 KARL FOERSTER FEATHER REED GRASS CALAMAGROSTIS ACUTIFLORA 'KARL FOERSTER' #1 CONT. 3` O.C. PERENNIALS - 14 TOTAL WLC 14 WALKER'S LOW CATMINT NEPETA X 'WALKER'S LOW'#1 CONT. 18" O.C. 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 . MI C H A E L C . B R A N D T 03 / 3 1 / 2 0 2 5 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 8 6 7 0 0 3 05 / 0 9 / 2 0 2 5 AS S H O W N XX X XX X XX X PR E P A R E D F O R LA N D S C A P E DE T A I L S L108 BR O C K T O N L A N E BU S I N E S S P A R K HE M P E L CO R C O R A N MN 1 CI T Y C O M M E N T S 01 / 0 9 / 2 5 R A H 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 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 2 4 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 \ H E M P E L \ C o r c o r 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 M a y 0 9 , 2 0 2 5 - 1 : 0 1 p m BY RE V I S I O N S No . DA T E PRE L I M I N A R Y MIN. HT 3-4' HT 3-4' HT 3-4' HT MIN. HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 3-4' HT 446 1CITY COMMENTS01/09/25 RAH PRELIMINARY - NOT FOR CONSTRUCTION This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc. SH E E T N U M B E R 2024 KIMLEY-HORN AND ASSOCIATES, INC. 767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114 PHONE: 651-645-4197 WWW.KIMLEY-HORN.COM K:\TWC_LDEV\HEMPEL\Corcoran\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.DWG February 05, 2025 - 9:35am BY REVISIONS No.DATE PR E L I M I N A R Y PREPARED FORCONCEPT LANDSCAPE PLAN EX - 1 A CORCORAN INDUSTRIAL HEMPEL CORCORANMN NO R T H KEY MAP Perspective View Corcoran Industrial May 7, 2025 View From Northeast Edge of Property 447 1CITY COMMENTS01/09/25 RAH PRELIMINARY - NOT FOR CONSTRUCTION This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc. SH E E T N U M B E R 2024 KIMLEY-HORN AND ASSOCIATES, INC. 767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114 PHONE: 651-645-4197 WWW.KIMLEY-HORN.COM K:\TWC_LDEV\HEMPEL\Corcoran\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.DWG February 05, 2025 - 9:35am BY REVISIONS No.DATE PR E L I M I N A R Y PREPARED FORCONCEPT LANDSCAPE PLAN EX - 1 A CORCORAN INDUSTRIAL HEMPEL CORCORANMN NO R T H KEY MAP Perspective View Corcoran Industrial May 7, 2025 View From Northeast Edge of Property 448 1CITY COMMENTS01/09/25 RAH PRELIMINARY - NOT FOR CONSTRUCTION This document, together with the concepts and designs presented herein, as an instrument of service, is intended only for the specific purpose and client for which it was prepared. Reuse of and improper reliance on this document without written authorization and adaptation by Kimley-Horn and Associates, Inc. shall be without liability to Kimley-Horn and Associates, Inc. SH E E T N U M B E R 2024 KIMLEY-HORN AND ASSOCIATES, INC. 767 EUSTIS STREET, SUITE 100, ST. PAUL, MN 55114 PHONE: 651-645-4197 WWW.KIMLEY-HORN.COM K:\TWC_LDEV\HEMPEL\Corcoran\3 Design\CAD\PlanSheets\L1-LANDSCAPE PLAN.DWG February 05, 2025 - 9:35am BY REVISIONS No.DATE PR E L I M I N A R Y PREPARED FORCONCEPT LANDSCAPE PLAN EX - 1 A CORCORAN INDUSTRIAL HEMPEL CORCORANMN NO R T H KEY MAP Perspective View Corcoran Industrial May 7, 2025 View From Northeast Edge of Property 449 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 1 of 4 Motion By: Seconded By: APPROVING FINAL PLAT AND DEVELOPMENT CONTRACT FOR “BROCKTON LANE BUSINESS PARK” (PID 01-119-23-11-0001) (CITY FILE 25-019) WHEREAS,Hempel Development, LLC, , (the “developer”) has requested approval of “Brockton Lane Business Park” an industrial subdivision on the property legally described as follows: See Attachment A FURTHER,that the development contract for said plat shall be completed by City staff and the Mayor and City Administrator be authorized to execute the development contract on behalf of the City; and NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA,that the Corcoran City Council hereby approves the request for final plat, subject to the following conditions: 1. A final plat is approved to create one lot and four outlots for “Brockton Lane Business Park,” in accordance with the plans and application received by the City on April 22, 2025 and additional information received on May 9, 2025, except as amended by this resolution. 2. The applicant shall comply with all conditions of the preliminary plat and site plan approvals (Resolution 2025-27 and 2025-28). 3. Park dedication shall be cash in lieu of land in the amount of $160,787.06 prior to the release of the final plat for recording. a. The City has established park dedication fees based on the adopted 2040 Comprehensive Plan. b. The applicant’s tenants will benefit from the public trail and access to the City park facilities, including the community park located in the Bellwether neighborhood the south. 4. The Northeast District standards (Appendix C of the Zoning Ordinance) requires a sidewalk on one side and a trail on the other side of the collector street (105th Avenue) and sidewalks on both sides of the local street (107th Place). The plans show the opposite. This location is acceptable to the City contingent upon Hennepin County approval of a full intersection at 107th Place. If a full intersection is not permitted prior to construction, the developer shall revise the plans to comply with the Northeast District standards. 5. The development contract must be executed by the developer and the City and must be filed with the final plat. 6. The applicant shall comply with all requirements of the City Engineer’s memo, dated May 12, 2025 and any additional comments related to the May 9, 2025 submittal. 450 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 2 of 4 7. As part of the Phase 2 plat, the developer intends to donate land to the City for municipal well purposes. a. Prior to acceptance of the well, the City shall have the right to conduct a due diligence analysis of the site to determine viability as a well site. b. Should the City choose to require dedication of the well site, the developer shall be credited for the pre-development net acreage of the site at 2025 Hennepin County Assessment land value. c. The developer must provide an easement for an access road to the site. The easement shall be provided with the Phase 2 plat. 8. The association shall be responsible for maintenance of the following items and said responsibilities must be formalized in the Covenants, Conditions and Restrictions: a. Landscaping and any irrigation in the common areas. b. Wetland and pond buffer areas. c. Private drives, sidewalks and parking areas. d. All common areas, including signage, lighting and landscaping in those areas. FURTHER, prior to release of the final plat for recording: 9. The following documents must be submitted for review and approved by the City Attorney: a. Stormwater Maintenance Agreement b. Declaration of Covenants, Conditions, Restrictions, including wetland maintenance c. Temporary cul-de-sac easement d. Temporary drainage and utility easement over Outlot E. e. Wetland buffer establishment and maintenance plan. 10. The development contract must be executed by the developer and the City and must be filed with the final plat. 11. Letter of credit must be in place and fees paid. FURTHER, that the following conditions be met prior to issuance of building permits: 12. The applicant must file the final plat at Hennepin County within 2 years of the date of approval or the approval shall expire. 13. The following documents must be recorded at Hennepin County and proof of recording be provided to the City: a. Stormwater Maintenance Agreement b. Well Access Easement Agreement c. Declaration of Covenants, Conditions, Restrictions, including wetland maintenance d. Temporary cul-de-sac easement e. Temporary drainage and utility easements over outlots f.Development Contract 451 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 3 of 4 14. Wetland buffer plantings must be installed. a. A wetland buffer specialist from the City shall be present to observe the seeding of wetland buffer plantings. Seed varieties, amounts, equipment and cover crop species shall be inspected. b. Wetland buffers shall be seeded during the grading process when conditions are appropriate. c. Wetland buffers shall be seeded and/or planted as directed by the Corcoran Buffer Vegetation Establishment Plan. d. Wetland buffer signs must be installed. 15. Lot corner monuments shall be installed as required by the Subdivision Ordinance. A financial Guarantee shall be required to ensure installations per City requirements. FURTHER, that the following conditions must be met prior to release of remaining escrow: 16. Any request for the City to inspect the required pond and wetland buffers in order to reduce financial guarantees must be accompanied by a recertification/verification of field inspection by the project Landscape Architect. A letter signed by the Landscape Architect verifying buffers have been correctly seeded in compliance with the plans and specifications will suffice. 17. Any request for the City to inspect the required landscaping in order to reduce financial guarantees must be accompanied by recertification/verification of field inspection by the project Landscape Architect. A letter signed by the project Landscape Architect verifying plantings (including wetland and pond buffers) have been correctly installed in compliance with the plans and specifications will suffice. VOTING AYE VOTING NAY McKee, Tom McKee, Tom 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________City Seal Debra Johnson – City Clerk 452 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-51 Page 4 of 4 ATTACHMENT A The East Half of the Northeast Quarter of Section 1, Township 119 North, Range 23, West of the 5th Principal Meridian, Hennepin County, Minnesota. 453 STAFF REPORT Agenda Item: 6.p Council Meeting: May 22, 2025 Prepared By: Lauren Letsche, Engineering Development Superintendent Topic: Early Site Grading Work Agreement - Fairway Shores Action Required: Decision Summary The developer has submitted a request to allow for site grading to take place in conjunction with final plat approval of the Fairway Shores development area located northeast of County Road 10 and Fir Lane (see attached grading plan). The developer plans to balance the existing soils within the overall development site. Financial/Budget Costs incurred related to reviewing, processing, and administering the agreement are the responsibility of the developer. Options 1. Authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for Fairway Shores Development. 2. Decline the request. Recommendation Authorize staff to execute a final version of the Early Site Grading Work Agreement contingent upon the specified conditions for Fairway Shores development. Council Action Consider a motion to authorize staff to execute a final version of the early Early Site Grading Work Agreement contingent upon the specified conditions for the Fairway Shores Development. Attachments 1. Corcoran Early Site Grading Work Agreement Template_FINAL.pdf 2. Fairway Shores Final Plat Civil Review Memo_2025_0508.pdf 3. 2025-04-08 Grading_11x17_040725 - Fairway Shores.pdf 454 216846v1 AGREEMENT TO ALLOW EARLY SITE GRADING WORK This AGREEMENT TO ALLOW EARLY SITE GRADING WORK (this “Agreement”) is made this _____ day of ________________, 20__ by and between the City of Corcoran, a Minnesota municipal corporation (the “City”), and ______________________________, a ____________________ (“Developer”), the City and Developer are sometime collectively referred to herein as the “parties” or each a “party”. RECITALS WHEREAS, Developer is the owner of, or has obtained the applicable consent of the owner of the real property described as follows: INSERT LEGAL DESCRIPTION (the “Subject Property”); and WHEREAS, Developer submitted a preliminary plat application to the City to subdivide the Subject Property and construct INSERT PROJECT DETAILS (the “Development”), which was approved by the Corcoran City Council on ____________; and WHEREAS, Developer intends to request approval of the final plat for Phase ___ of the Development and will enter into one or more agreements with the City governing this Phase of the Development including, but not limited to, a Site Development Agreement which will set forth certain requirements and obligations related to the installation of this Phase of the Development; and WHEREAS, Prior to entering into all required agreements governing the installation of the Development, Developer has requested that the City approve preliminary grading and related work upon the Subject Property for Phase ___, as described in the attached Exhibit “A” (“Early Site Grading Work”); and WHEREAS, the Early Site Grading Work for the approved preliminary plat referred to above is described and depicted in the attached Exhibit “A”, and the City may allow for such preliminary work on the Subject Property, subject to Developer executing this Agreement and providing security as required herein; NOW THEREFORE, in consideration of the mutual covenants and promises contained herein, the parties hereto agree as follows: 1. Developer will commence Early Site Grading Work upon the Subject Property only in accordance with the plans and description attached hereto as Exhibit A and to the extent approved by the City Engineer. No work will be undertaken or continued until Developer has: 455 2 A. Submitted and has received approval from the City Engineer and the applicable watershed district. B. Resolved with the City Engineer and the watershed district any and all areas where Early Site Grading Work will not be permitted. Developer shall comply with any applicable tree preservation plan with respect to the Subject Property. C. Resolved any outstanding drainage and erosion control issues to the satisfaction of the City Engineer and the watershed district. D. Complied with all hours of operation requirements. Hours of operation shall be limited to the construction hours permitted by Corcoran City Code. E. Obtained City approval for all haul routes. Haul routes for vehicles used in transport of materials shall be designated by the City Engineer. The City Engineer has discretion to change the designated haul routes at any time in event of unforeseen circumstances. This Agreement may be terminated and all work on the Subject Property may be halted by the City for Developer’s failure to use the designated haul routes or for any other violation of this Agreement. F. Attended a pre-construction conference with the City Engineer and/or the Public Works Director, or their respective designee. G. Provided to the City a copy of Developer’s NPDES permit and watershed district approval authorizing all of the proposed Early Site Grading Work on the Subject Property. H. Obtained all required approvals related to the Wetland Conservation Act. I. Executed this Agreement and provided to the City all security funds required herein. 2. Developer shall perform all Early Site Grading Work in conformance with the approved plans attached hereto as Exhibit A, as may be amended by the City, Corcoran City Code, the NPDES permit, and any and all watershed requirements. Any work which is not in conformity with approved plans shall be a violation of this Agreement. Developer agrees and hereby grants access to the Subject Properties to the City and watershed district at all reasonable times in order to verify compliance with the terms of this Agreement. Upon receipt of verbal or written notice that any work on the Subject Property is not compliant with the approved plans or any amendment to the same deemed necessary by the City or the watershed district and disclosed to Developer, Developer shall immediately make any required changes or immediately cease all work and take whatever restoration actions are required by the City and/or the watershed district. In the event that 456 3 Developer fails to cease work or undertake or complete required changes or restoration, the City may utilize any and all escrow or security funds posted by Developer under this Agreement to take the required actions, as well as reimburse itself for any costs incurred by the City, including administrative, engineering, and legal fees and costs, including but not limited to reasonable attorneys’ fees. 3. Developer will undertake such work with knowledge that approval for construction of private improvements has not yet been granted by City and nothing in this Agreement shall be construed as a promise or assurance that such approval will be granted. Therefore, all work undertaken prior to approval and full compliance with Corcoran City Code is solely at the risk of Developer. Developer specifically waives all claims or causes of action of whatever nature against the City, its officers, employees, agents or contractors relative to the work undertaken and this Agreement. Further, this Agreement shall not impact, amend, or replace any Master Development Agreement, individual Phase Site Development Agreement, or any other agreement which may be entered into with respect to the Development. In the event of any conflict between this Agreement and any other such agreement with respect to the Development, the terms of the other agreement shall control. 4. The Developer shall pay all costs incurred by Developer or the City in conjunction with the Early Site Grading Work on the Subject Property, including but not limited to planning, engineering, legal and inspection expenses incurred related to the acceptance of the work, review of plans and documents, and all costs and expenses incurred by the City in monitoring and inspecting the work on the Subject Property. Separate from any posted security, Developer shall deposit ten thousand dollars ($10,000.00) with the City in an escrow account to cover the City’s projected costs related to the Early Site Grading Work. Further, at any point during this Agreement, if the City determines that the posted escrow funds are insufficient, the City shall notify Developer to deposit additional funds and Developer shall so deposit the funds within ten (10) days of that notice. Developer’s failure to post the escrow funds requested by the City shall be grounds for termination of this Agreement by the City, and/or shall permit the City to temporarily halt all work on the Subject Property until such funds are deposited. 5. Developer shall indemnify and hold harmless the City, its elected officials, employees, and agents from any and all claims or causes of action of whatever nature related to the Early Site Grading Work on the Subject Property as set forth in this Agreement. Said indemnity and agreement to hold the City harmless includes, but is not limited to, payment of any and all attorneys’ fees, engineering fees, witness fees or any other costs and disbursements related to this Agreement, including any City fees or costs expended to enforce the terms and conditions of this Agreement. 6. Developer hereby agrees to obtain and maintain throughout the duration of any of the Early Site Grading Work on the Subject Property, public liability and property damage insurance coverage covering personal injury, including death, and claims 457 4 for property damage which may arise out of the Developer’s work or the work of Developer’s contractors or subcontractors. Liability limits shall not be less than $2,000,000 for any number of claims arising out of a single occurrence. The City and the City Engineer shall be named as additional insured parties on the policy. Developer shall provide the City with a certificate of insurance evidencing the satisfaction of these requirements and the policy shall mandate that thirty (30) days’ written notice be provided to the City and the City Engineer prior to the effective date of any cancellation or non-renewal of the policy, except in the case of non- payment, in which case ten (10) day’s written notice shall be sufficient. 7. In order to ensure compliance with this Agreement, or to assure completion or restoration of the site, Developer shall fully execute and deliver to the City this Agreement and all security required by this Agreement. Specifically, Developer shall deposit with the City all funds listed in the attached Exhibit “B” (the “Security”). Such funds are posted to collectively secure all Early Site Grading Work and use of the same shall not be limited to any itemization listed in said Exhibit “B”. The Security shall be in the form of either a cash deposit or a letter of credit, as determined by the City. If a letter of credit is used, such letter of credit shall be compliant with Corcoran City policies and shall be subject to the approval of the City. The City reserves the right to refuse any letter of credit for any reason whatsoever. Upon two (2) days’ written notice to Developer, the City may utilize any of the Security funds to complete needed site restoration. If costs are incurred by the City for restoration above and beyond the amount of the Security, Developer shall be liable for all additional costs, including engineering, planning and legal fees, including but not limited to reasonable attorneys’ fees and costs, which Developer shall promptly pay upon invoicing, and not later than 30 days after receipt of the invoice. If Developer fails to promptly pay such invoiced amounts, in addition to any other remedy available to the City at law or in equity, the City may recover the amount by drawing upon any other security posted by the Developer for the Development, and Developer hereby consents to such draw. The Security shall only be released upon a determination by the City Engineer that it is no longer required. Failure to maintain the required Security shall be grounds for immediate termination of this Agreement by the City. 8. This Agreement in no way indicates that Development approval beyond the Early Site Grading Work has been granted by the City, and this Agreement shall in no way be construed as evidence of, and in no way implies any such approval. Developer shall make no representations to third parties that this Agreement constitutes or implies that Development approval beyond the Early Site Grading Work as authorized by this Agreement has been granted. 9. Developer shall comply with all laws, ordinances, regulations, and directives of the State of Minnesota, the City, and the watershed district which are applicable to the Subject Property. This Agreement shall be interpreted according to the laws of the State of Minnesota and any action to enforce the terms contained herein shall be brought in Hennepin County, Minnesota. 458 5 10. In the event that any provision of this Agreement is held to be invalid, illegal, or unenforceable by a court of competent jurisdiction, such holding shall pertain only to such provision and shall not invalidate or render unenforceable any other provision herein. 11. This Agreement may be executed in any number of counterparts, each of which shall be deemed an original and shall constitute one and the same Agreement. 12. This Agreement constitutes the entirety of the understanding of the parties related to the Early Site Grading Work contemplated herein. It does not affect, and shall be subordinate to any terms contained within other agreements between the parties, related to the Development, including, but not limited to, a Master Development Agreement or any individual Phase Site Development Agreement. No modifications to this Agreement shall be in effect unless reduced to writing and signed by all parties. 13. For the purposes of providing written notice pursuant to this Agreement, written notice shall be valid if provided via personal service, courier, U.S. Mail, or email to the following: If to the City: Att: Public Works Director Kevin Mattson 8200 County Road 116 Corcoran, MN 55340 Email: kmattson@corcoranmn.gov With Copy to: Att: City Administrator 8200 County Road 116 Corcoran, MN 55340 Email: jtobin@corcoranmn.gov If to Developer: INSERT CONTACT & ADDRESS Email: INSERT EMAIL 14. The undersigned signatory hereby represents and warranties that he/she is the designated representative of the Developer and maintains the unqualified authorization to bind the Developer to all terms contained herein. Developer further warranties that Developer is the unencumbered owner of the Subject Property or 459 6 has obtained the written consent of all owners and/or any parties possessing an interest in the Subject Property, to complete the work contemplated herein, pursuant to the terms of this Agreement. [Signatures on pages to follow] 460 7 IN WITNESS WHEREOF, the parties hereto have caused this instrument to be executed as of the day and year first above written. DEVELOPER By: ______________________________ Print:______________________________ Its: _______________________________ STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of _________, 20__, by ____________________________, the ____________________of_________________________, a _______________________________, on behalf of the _________________________. Notary Public 461 8 CONSENT OF OWNER ___________________________, as the owner of the Subject Property hereby consents to and subordinates its interest in the Subject Property to the foregoing Agreement dated ______________, 20__. OWNER By: ______________________________ Print:______________________________ Its: _______________________________ STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of _________, 20__, by ____________________________, the ____________________of_________________________, a _______________________________, on behalf of the _________________________. Notary Public 462 9 CITY OF CORCORAN By: Jay Tobin, City Administrator STATE OF MINNESOTA ) ) ss. COUNTY OF HENNEPIN ) The foregoing instrument was acknowledged before me this ___ day of ___________, 20__, by Brad Martens, the City Administrator, of the City of Corcoran, a Minnesota municipal corporation, on behalf of the municipal corporation. Notary Public THIS INSTRUMENT WAS DRAFTED BY: John J. Thames, Esq. CARSON, CLELLAND & SCHREDER 6300 Shingle Creek Parkway, Suite 305 Minneapolis, MN 55430 (763) 561-2800 463 10 EXHIBIT “A” (Approved Early Site Grading Work Plan and Description of Work) 464 11 EXHIBIT “B” (The “Security”) 465 Memo To: Kevin Mattson, City Engineer/ Public Works Director From: Steve Hegland, PE Project: Fairway Shores Villas at Cook Lake – Final Plat Date: May 8, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Fairway Shores Grading Plans dated February 5, 2025. 2. Fairway Shores Utility Plans dated February 5, 2025. 3. FLP Fairway shores dated February 5, 2025. 4. Tree Preservation Plan dated January 17, 2025. Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. Include scale/north arrow on Sheet 8 (Drain Tile Plan). 3. An encroachment agreement shall be required with final plat for all site improvements or items placed within the City ROW or easements. 4. Update all Corcoran Standard Details to 2025 revisions. Add GEN-2, GEN-4, STO-13, WAT-11, STR- 23, AND STR-30. Plat: 1. Include note for outlots A, B, D, E: “Drainage and utility easement over all of Outlot __” unless separate self expiring easements are provided. 2. Easements shall be shown on all plan sheets. Currently missing from Sewer & Water & Street Construction sheets. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. Include FES end protection for flared ends on erosion control and grading plan. Transportation 1. Temporary turn around on Fir Lane shall match Corcoran Detail STR-26. The eastern concrete curb through the turnaround should be removed. 2. Reference Corcoran STR-30 for No Parking signs in sign schedule. 3. 76th Avenue No Parking signs to be on opposite side of street as sidewalk. 466 May 8, 2025 Fairway Shores Kevin Mattson, City Engineer/ Public Works Director Page 2 of 3 4. “No Parking in Cul-de-sac” sign at entrance to 76th Ave cul-de-sac. No other no parking signs required in cul-de-sac. 5. Install B618 curb from CBMH101 to the south around the intersection radius. 6. Show trail profile on Trail Construction plan. 7. Remove Typical Street Section detail from sheet 18 or replace with City Standards. Wear course mix and sidewalk thickness are incorrect. 8. Review landing design for Ped Ramp #2 for ADA compliance. See first note on standard plan 5- 297.250 sheet 1. Site Plans 1. Final street lighting locations will be reviewed and determined with the small utility permit. Grading /Stormwater 1. Sumps for CBMH 101-103 to be 3’ sump. 2. Match crowns for 21” and 27” pipe at CBMH 101. 3. All FES shall have a numerical or alphabetical label. 4. Add structure between OCS 100 and STMH 100A to ensure trees are protected. Based on current profile, excavation limits will be within 5’ of the tree base which will likely kill the trees during construction. 5. Keep details STO18-STO19 in the plans as general reference. Update OCS detail on page 18 to match City Standards. 6. Include 2 additional drain tile clean outs in filtration basin: 7. Street Drain tile a) Stub drain tile from CB107 to the west property boundary. b) Connect drain tile between CB110 and CB109. c) Connect drain tile between CBMH111 and CB112. d) Extend drain tile from CBMH102 to the Block 3, Lot 2/3 property line. 8. Pond Infrastructure access route required for STMH 100A Culvert 2/FES. The route should be hatched and shown on the plans. 467 May 8, 2025 Fairway Shores Kevin Mattson, City Engineer/ Public Works Director Page 3 of 3 9. Storm sewer in rear yard of Lots 101-114 (Lots 1-7 Block 1 included) shall be on the shared property line and sump connections shall be shown, or development shall obtain an easement from adjacent property for storm sewer location or ditch. 10. Temporary grading exhibit shows grading and stormwater management on adjacent property to manage runoff. Developer shall obtain an easement from adjacent property to ensure stormwater management can be managed offsite. Easement shall be permanent and not a temporary grading easement as management may be a long term solution unless the adjacent property develops. Calculations shall be provided which show that the interim condition maintain the hydrology of the wetland. Plan shall show the vegetation establishment of the drainage swale. 11. 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. A building permit will be required for the walls themselves. 12. Show driveway grades on grading plan. 13. Show EOF for all street low points near intersection of 75th PL. & Fir Lane. 14. Provide additional clarification on eastern curb line grading of Elm Lane from intersection of 77th Place to Low Point. It appears that curb line may be flat. Ensure EOF is shown and 15. Catch basins should be located at the 77th Place low point. 16. Update grading plan to clarify which trees are to be saved and removed in accordance with tree removal plan. Some trees to be removed are shown on grading which may create confusion on which are to be preserved. Watermain/Sanitary Sewer 1. Include station labels for all profiles. 2. Revise general note #2. Current water service requirement is 1” HDPE. 3. Label all valves and fittings in profile view with type and stationing. 4. Watermain is not allowed to be 29’ deep. Any watermain to be buried deeper than 12’ should be replaced at the standard watermain elevation to ensure it is accessible if needed. End of Comments 468 VICINITY MAP SITE Know what's below. before you dig.Call R COVER Fairway Shores Villas at Cook Lake Grading, Development, & Erosion Control Plans Corcoran, Minnesota a d d i t i o n 1 S T 1 F U T U R E A D D I T I O N B A S S L A K E C R O S S I N G 1 S T A D D I T I O N F U T U R E A D D I T I O N C H A S T E K P R O P E R T Y R U S H C R E E K G O L F C O U R S E M A P L E H I L L E S T A T E S 2 N D A D D I T I O N C O O K L A K E H I G H L A N D S BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_cover.dwgSave Date:04/08/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 46 9 GRADING INDEX 2 WETLAND FILL SUMMARY PROPOSED WETLAND BUFFER 1-MEDIUM 3-MEDIUM 2-MEDIUM 5-LOW WETLAND 1 MEDIUM WETLAND 1 MEDIUM WETLAND 3 MEDIUM WETLAND 2 MEDIUM WETLAND 5 LOW SHORELAND TIER 1 (320') SHORELAND TIER 2 (320') SHORELAND TIER 3 (360')OHW (942.37) OHW (942.37) SHORELAND TIER 1 (320') SHORELAND TIER 2 (320')SHORELAND TIER 3 (360') BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_gr.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 47 0 GRADING, DEVELOPMENT & EROSION CONTROL PLAN 3BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_gr.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 f u t u r e a d d i t i o n 1 s t a d d i t i o n f u t u r e a d d i t i o n b a s s l a k e c r o s s i n g 1 s t a d d i t i o n c o o k l a k e h i g h l a n d s 1 s t a d d i t i o n c h a s t e k p r o p e r t y 1 s t a d d i t i o n 47 1 GRADING, DEVELOPMENT & EROSION CONTROL PLAN 4BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_gr.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 f u t u r e a d d i t i o n f u t u r e a d d i t i o n 1 s t a d d i t i o n r u s h c r e e k g o l f c o u r s e m a p l e h i l l e s t a t e s 2 n d a d d i t i o n c h a s t e k p r o p e r t y 47 2 DETAILS 5 FRA M E CUR B FR A M E BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_detail.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 47 3 DETAILS 6 968.5 965.0 INSTALL R-1642 CASTING 4" 965.0 962.6 955.0 962.6 4" 3.0'3.0' 10" DRAINTILE INV. 959.0 INSTALL FLAT TOP W/STMH CASTING RIM 968.5 10" 965.0 962.0 959.0 10" 962.0 962.6 7. 2 " 962.0 VARIES (SEE PLAN)6-10" (SEE PLAN) BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_detail.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 47 4 968 966 964 962 960 962 968 966 964 962 968 966 964 968 966 964 962 960 RETAINING WALL PROFILES 7 962 968 966 964 962 968 966 964 BERGERON DEVELOPMENT 2605 Campus Drive Plymouth, MN 55446 of FAIRWAY SHORES VILLAS AT COOK LAKE Corcoran, Minnesota of f:\jobs\10781 - 10800\10789 - leuer parcel\cad c3d\engineering\final plans\final grading\10789_detail.dwgSave Date:04/07/25 7 Revisions: 1. 4/7/25 Rev. Cook Lake Buffer & Chastek property line gradingPrint Name: Signature: Date:License #: Drawn: Designed: Date: 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 02/05/25 GJS 02/05/25 Brian J. Krystofiak, P.E. 25063 BJK #10789 47 5 STAFF REPORT Agenda Item: 6.q Council Meeting: May 22, 2025 Prepared By: Lauren Letsche, Engineering Development Superintendent Topic: Construction Material Testing Quotes Hunters Ridge Turn Lanes Action Required: Decision Summary The Hunters Ridge Turn Lanes project includes construction of turn lanes off CR 116 and stormwater culvert replacement work. We have obtained quotes from three local companies to provide the construction material testing services. The proposals received are summarized below. The contracts for construction material testing are time and material contracts paid for the actual testing performed. Contractor Total Bid Low Haugo Geotechnical Services $6,694.00 #2 Independent Testing Technologies, Inc. (ITT)$7,465.00 #3 Braun Intertec $10,347.00 Haugo Geotechnical completed the construction material testing for Stieg Road and the NE Trunk Infrastructure Project and due to the efficiencies from their work on these projects we are recommending awarding the construction material services to Haugo Geotechnical Services. Financial/Budget The project is funded by the developers escrow for Bellwether and Hope Meadows. Options 1. Authorize staff to award the contract for construction material testing to Haugo Geotechnical in the amount of $6,694.00 2. Decline. Recommendation Authorize staff to award the contract for construction material testing to Haugo Geotechnical in the amount of $6,694.00 Council Action 476 Consider a motion to authorize staff to award the contract for construction material testing to Haugo Geotechnical in the amount of $6,694.00 Attachments 1. Haugo Proposal 25-0382 CMT Proposal Cty Rd 116 & Hunter Turn Lane.pdf 477 May 13, 2025 HGTS Project 25-0382 Ms. Lauren Letsche City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Proposal for Construction Materials Testing, County Road 116 & Hunters Ridge Turn Lane Improvements, Corcoran, Minnesota Dear Ms. Letsche; We are pleased to present this cost estimate for the construction materials testing during the County Road 116 & Hunters Ridge Turn Lane Improvements in Corcoran, MN It is our understanding the project will consist of constructing a new turn lane on County Road 116 and Hunters Ridge. To aid in preparing this proposal we were provided with a Request for Proposal and the Project Manual dated May 6, 2025 prepared by Stantec. Our fees were based on the bid quantities and 2023 MnDOT Schedule of Materials Control. Scope of Services Qualified technicians will perform the proposed field tests under the direction of a licensed professional engineer. Our services will be performed on an as-needed basis as scheduled by you or your authorized representative. Based on a review of available information and discussions with you, our services will be limited to the following tasks. • If requested, observe road subgrade excavation and verify suitability of soils for road support. • Observe proof rolls of the road subgrade. • Perform compaction testing on the utility backfill soils. • Perform MnDOT DCPs on the aggregate base. • Collect soil samples for laboratory proctors and gradations. • Sample and test the fresh concrete for slump, temperature and air content. • Prepare concrete test cylinders and provide compressive strength test results. • Provide laboratory bituminous testing, including asphalt content, gradation and air voids. • Perform bituminous roll patterns. • Provide management services including review of field reports and communication with project team members. Cost We will provide the above-mentioned continued services for an estimated fee of $6,694. The project estimate, attached, provides a summary of the estimated hourly and unit rates associated with our scope of services. Unit rates for environmental soil testing are also included, if needed. Since our services are directly controlled by the schedule of others the actual cost of our services may vary from this estimate. The cost of our services will be based on the actual hours and/or units tested for the project. Our services will be provided over several invoicing periods. We will submit partial progress invoices as the project proceeds. Our invoices will be payable upon receipt in accordance with our attached General Conditions. 478 General Thank you for the opportunity to provide this cost estimate to you. If it is acceptable, please sign and return one copy to us and retain one copy for your records. We are also including a copy of our General Conditions which provide additional terms and are part of this agreement. If you have any questions regarding this proposal, please contact Lucas Mol (lmol@haugogts.com) at 612-297-4108. Sincerely, Haugo Geotechnical Services Lucas Mol Sr. Project Manager Attachments: Project Estimate Company Snapshot General Conditions Authorization to Proceed By: __________________________________________ Date: _______________________ Name/Title/Company: ______________________________________________________________ 479 TRIPS HOURS PER TRIP QTY UNITS PRICE($)SUM($) CODES SOIL OBSERVATIONS 203C/D EXCAVATING/FOOTING/PADS 1 3 3 HOUR 92 276 225 HELICAL OBSERVATION HOUR 92 209 PROOFROLL-SUBBASE 1 3 3 HOUR 92 276 COMPACTION TESTING 201B SANITARY SEWER HOUR 82 201B WATERMAIN HOUR 82 201B STORM SEWER 2 3 6 HOUR 82 492 201A PLUMBING BACKFILL HOUR 82 201A SUBGRADE HOUR 82 201A AGGREGATE BASE 1 3 3 HOUR 82 246 CONCRETE TESTING 101C BUILDING FOOTINGS/PADS HOUR 82 101E WALLS HOUR 82 101D INTERIOR SLABS HOUR 82 101A/B CURB & GUTTER 3 3 9 HOUR 82 738 101A/B SIDEWALKS 1 3 3 HOUR 82 246 SPECIAL INSPECTIONS 161 FOOTINGS/PADS REINFORCEMENT HOUR 92 161 WALL REINFORCEMENT HOUR 92 161 PIER REINFORCEMENT HOUR 92 151 MASONRY INSPECTIONS HOUR 82 151 GROUTING INSPECTIONS HOUR 82 162/163 BOLTING/WELDING INSPECTIONS HOUR 150 164 FIRE PROOFING INSPECTIONS HOUR 150 COMPRESSIVE STRENGTH TESTING 102 STRUCTURAL CONCRETE CYLINDERS TEST 22 102 CONCRETE CYLINDERS 20 TEST 22 440 157 MASONRY GROUT TEST 30 156 MASONRY BLOCK PRISMS TEST 165 159 MASONRY NET AREA TEST 130 107 GYPSUM CONCRETE CUBES TEST 20 105 SAMPLE PICK-UP 6 TEST 82 492 SIEVE ANALYSIS / PROCTORS 401/402 STANDARD/MODIFIED PROCTOR 2 TEST 150 300 403 SIEVE ANALYSIS 3 TEST 150 450 BITUMINOUS 303 EXTRACTION / GRADATION / AIR VOIDS 2 TEST 425 850 304 ROLL PATTERN 2 3 6 HOUR 82 492 PROJECT DETAILS 110 TRIP CHARGE 17 TRIPS 40 680 612 PROJECT ENGINEER HOUR 150 602 PROJECT MANAGER 5 HOUR 130 650 609 PROJECT ASSISTANT 1 HOUR 66 66 TOTAL 6,694.00$ HAUGO GEOTECHNICAL SERVICES 2825 CEDAR AVE S, MINNEAPOLIS, MN 55407 WEBSITE: www.haugogts.com Location:Corcoran, MN Project: Client: HGTS Project #25-0382 City of Corcoran Cty rd 166 & Hunters Ridge we will provide them in accordance with our standard fee schedule. Our services are directly controlled by the schedule of others, the actual cost of our services may vary from our estimate. Invoices for our services will be based on the actual numbers of hours spent on the project and the tests performed. It is difficult to predict all of the services and the quantity of services that may be required. If services are required that are not shown above, we will Table 1 Summary of Estimated Costs 480 Haugo GeoTechnical Services, LLC (HGTS) is a locally owned and operated geotechnical and construction materials testing firm based in Minneapolis, Minnesota and serves the Twin Cities metropolitan and surrounding areas. The company was founded on over 40 years combined experience in geotechnical engineering, construction materials testing and building sciences services. We pride ourselves on the relationships we have built with contractors, developers and engineers, and the knowledge gained over the last 20 years. Mission Statement Our success will be based on our philosophy of customer service, a common-sense approach to engineering, and our manner of economy and practicality. Our experience and quality of work will help to ensure client satisfaction and successful project completion. Client service will be the company's priority. We will provide professional services based on technological expertise and close personal contact. We will constantly be open to new ideas and innovative business practices. We are committed to implementing advanced technology in this rapidly evolving technological world with full awareness and consideration of environmental and economic implications. Furthermore, the company will be organized to meet the changing needs of clients. Geotechnical Services include: Geotechnical Explorations Geotechnical Engineering Pre/Post Construction Condition Assessments Excavation Observations Proof-rolls Special Inspection Vibration Monitoring Phase I Environmental Assessments Infiltration (Double Ring) Testing Extensometers, Slope Indicators, Piezometers Welding & Bolting Inspection Bituminous Observations and Testing (Coring, Extraction, Gradation, Gyratory, etc.) Compaction Testing (Nuclear, Sandcone, DCP’s) Concrete & Masonry Observations and Testing Laboratory Testing (Proctors, Gradations, Hydrometers, Atterberg Limits, Moisture Contents, Topsoil Testing, Consolidation, Permeability Tests, etc.) Contacts: Paul Haugo, President...................................Phone: 612-554-4829, Email: Phaugo@haugogts.com Paul Gionfriddo, PE, Senior Engineer… Phone: 612-271-8185, Email: Pgionfriddo@haugogts.com Jeff Haydon, Senior Project Manager…. Phone: 248-388-2403, Email: Jhaydon@haugogts.com Lucas Mol, Project Manager …….........…. Phone: 612-297-4108, Email: Lmol@haugogts.com Website: www.haugogts.com Office Phone: 612-729-2959 Haugo GTS is owned and operated by Paul Haugo and currently employs (1) full time professional engineer, (2) project managers, (1) full time staff geologist, (1) Engineers in Training, (1) full time lab technicians, (1-2) interns, (4) full time engineering technicians and (1) full-time drilling crews (Fleet consists of (2) CME 750 rubber tired off road rigs, (1) Diedrich truck mounted rig and (1) CME 45 truck mounted rig on an F-550. Haugo GTS has extensive experience in project management, geotechnical explorations and construction materials testing on commercial building projects and street and utility improvement projects. A list of some recent projects includes: 481 Geotechnical Explorations • 2022 The Gallery Apartments, Chaska, MN • 2022 The Gallery Apartments, Prior Lake, MN • 2022 Various Street Reconstruction Projects, Ramsey, MN • 2022 Gibbs Farm, St. Paul, MN Construction Materials Testing • 2017/2018/2019, S.P. #027653021, CSAH 53 Richfield Street Improvements, Richfield, MN • 2021 SAP 203-127-001 Hwy 65 Frontage Road – East Bethel, MN • 2024/2025 Stieg Road – Corcoran, MN • 2024 SAP 086-675-020 City of Monticello Broadway & 7th Street Improvements • 2024 Street & Utility Improvements – Brooklyn Park, MN Key Project Personnel: Paul Gionfriddo, P.E. (Senior Engineer) • Paul has more than 30 years of geotechnical engineering, construction materials testing, laboratory testing and environmental site assessment experience. He currently serving as Senior Engineer on a variety of geotechnical and construction material testing projects. Jeff Haydon (Senior Project Manager) • Jeff has more than 30 years of experience as a senior field technician and senior project manager and has worked on a variety of commercial and government building projects. Jeff is accountable for the construction testing services provided by HGTS. Lucas Mol (Project Manager) • Lucas has 10 years of experience as a field technician and project manager and has worked on a variety of City & State funded street reconstruction projects. He currently serves as a project manager and scheduling of materials testing services. Mark Swanson (Drilling Crew Chief) Mark has 10 years of experience as a driller. He has been a drilling assistant or crew chief for various types of projects throughout the five-state area. 482 Haugo GeoTechnical Services, LLC Our agreement (“Agreement”) with you consists of these General Conditions and the accompanying written proposal or authorization. 1.1 1.2 1.3 1.4 1.5 1.6 1.7 2.1 2.2 2.3 2.4 2.5 3.1 3.2 Section 1: Our Responsibilities We will provide the services specifically described in our Agreement with you. You agree that we are not responsible for services that are not fairly included in our specific undertaking. Unless otherwise agreed in writing, our findings, opinions, and recommendations will be provided to you in writing. You agree not to reply on oral findings, opinions, or recommendations without our written approval. In performing our professional services, we will use that degree of care and skill ordinarily exercised under similar circumstances by reputable members of our profession practicing in the same locality. If you direct us to deviate from our recommended procedures, you agree to hold us harmless from claims, damages, and expenses arising out of your direction. We will reference our field observations and sampling to available reference points, but we will not survey, set, or check the accuracy of those points unless we accept that duty in writing. Locations of field observations or sampling described in our report or shown on our sketches are based on information provided by others or estimates made by our personnel. You agree that such dimensions, depths, or elevations are approximations unless specifically stated otherwise in the report. You accept the inherent risk that samples or observations may change over time. Our duties do not included supervising your contractors or commenting on, overseeing, or providing the means and methods of their work, unless we accept such duties in writing. We will not be responsible for the failure of your contractors to perform in accordance with their undertakings, and the providing of our services will not relieve others of their responsibilities to you or to others. We will provide a health and safety program for our employees, but we will not be responsible for contractor, job or site health or safety unless we accept that duty in writing. You will provide, at no cost to us, appropriate site safety measures as to work areas to be observed or inspected by us. Our employees are authorized by you to refuse to work under conditions that may be unsafe. Estimates of our fees or other project costs will be based on information available to us and our experience and knowledge. Such estimates are an exercise of our professional judgment and are not guaranteed or warranted. Actual costs may vary. You should allow a contingency in addition to estimated costs. Section 2: Your Responsibilities You will provide us with prior geotechnical and other reports, specifications, plans, and information to which you have access about the site. You agree to provide us with all plans, changes in plans, and new information as to site conditions until we have completed our work. You will provide access to the site. In the course of our work some site damage is normal even when due care is exercised. We will use reasonable care to minimize damage to the site. We have not included the cost of restoration of normal damage in the estimated charges. If we notify you that radiographic or gamma ray equipment or other nuclear testing or measuring device will be used, you will be responsible for the cooperation of your employees and your contractors in observing all radiation safety standards. You will notify us of any knowledge or suspicion of the presence of hazardous or dangerous materials at the work site. If we observe or suspect the presence of contaminants not anticipated in our Agreement, we may terminate our work without liability to you or to others, and we will be paid for the services we have provided. The time our field personnel spend on the job site depends upon the scheduling of the work we are observing or testing. You agree that any changes in scheduling may result in additional costs and agree to pay for those services at the rates listed in our cost estimates. Section 3: Reports and Records We will furnish reports to you in duplicate. We retain analytical data for seven years and financial data for three years. Our reports, notes, calculations, and other documents and our computer software and data are instruments of our service to you, and may remain our property but are subject to license to you for your use in the related project for the purpose disclosed to us. Should you elect to use our reports for any purpose for which they were not intended, you agree to indemnify and hold us harmless from claims, damages, losses, and expenses, including attorney fees, arising out of such a transfer or use. At your request, we will provide endorsements or our reports or letters of reliance, but only if the recipients agree to be bound by the terms or our agreement with you and only if General Conditions Construction Material Testing and Special Inspections 483 Haugo GeoTechnical Services, LLC 3.3 3.4 4.1 4.2 4.3 4.4 4.5 4.6 5.1 5.2 5.3 5.4 5.5 5.6 we are paid the administrative fee stated in our then current Schedule of Charges. Because electronic documents may be modified intentionally or inadvertently, you agree that we will not be liable to damages resulting from change in an electronic document occurring after we transmit it to you. In case of any difference of ambiguity between an electronic and a paper document, the paper document shall govern. If you do not pay for our services in full as agreed, we may retain work not yet delivered to you and we agree to return to us all of our work that is in your possession or under you control. You agree not to use or rely upon our work for any purpose whatsoever until it is paid for i n full. Section 4: Compensation You will pay for services as agree upon or according to our then current Schedule of Charges if there is no other written agreement as to price. An estimated cost is not a firm figure. You agree to pay all sales taxes and other taxes based on your payment of our compensation. Our performance is subject to credit approval and payment of any specified retainer. You will notify us of billing disputes within 15 days. You will pay undisputed portions of invoices on receipt. You agree to pay interest on unpaid balances beginning 30 days after invoice dates at the rate of 0.5% per month, or at the maximum rate allowed by law. If you direct us to invoice another, we will do so, but you agree to be responsible for our compensation unless you provide u s with that person’s written acceptance of all terms of our Agreement and we agree to extend credit to that person and to release you. You agree to compensate us in accordance with our fee schedule if we are asked or required to respond to legal process arising out of a proceeding related to the project and as to which we are not a party. If we are delayed by factors beyond our control, or if project conditions or the scope or amount of work change, or if change d labor union conditions result in increased costs, decreased efficiency, or delays, or if the standards or methods change, we will give you timely notice and we will receive an equitable adjustment of our compensation. If you and we do not reach agreement on such compensation within 30 days of our written application, we may terminate without liability to you or others. If you fail to pay us undisputed amounts within 60 days following invoice date, we may consider the default a total breach of our Agreement and, at our opinion, terminate our duties without liability to you or to others. Section 5: Disputes, Damage and Risk Allocation Each of us will exercise good faith efforts to resolve disputes without litigation. Such efforts will include, but not be limited to, a meeting(s) attended by each party’s representative(s) empowered to resolve the dispute. Before either of us commences an action against the other, disputes (except collections) will be submitted into mediation. Neither of us will be liable for special, incidental, consequential, or punitive damages, including but not limited to those arising from delay, loss of use, loss of profits or revenue, loss of financing commitments or fees, or the cost of capital. We will not be liable for damages unless suit is commenced within two years of the date of discovery of injury or loss or within two years of the date of the completion of our services or discovery of, whichever is earlier. We will not be liable unless you have notified us of the discovery of the claimed breach of contract, negligent act, or omission within 60 days of the date of discovery and unless you have given us an opportunity to investigate and to recommend ways of mitigating damages. Removed Should either party initiate a claim to enforce the terms of this Agreement which is fully adjudicated, the prevailing party in that matter shall be entitle to recover the costs of that enforcement action, including reasonable attorneys' fees. This Agreement shall be subject to the laws of the State of Minnesota. All causes of action related to enforcement of the terms of this Agreement shall be brought in Hennepin County, Minnesota. 484 Haugo GeoTechnical Services, LLC 6.1 6.2 6.3 7.1 7.2 7.3 7.4 Section 6: General Indemnification We will indemnify and hold you harmless from and against demands, damages, and expenses to the comparative extent they are caused by our negligent acts or omissions or those negligent acts or omissions of persons for whom we are legally responsible. You will indemnify and hold us harmless from and against demands, damages, and expenses to the comparative extent they are caused by your negligent acts or omissions or those negligent acts or omissions of persons for whom you are legally responsible. Removed You agree to indemnify us against losses and costs arising out of claims of patent or copyright infringement as to any process or system that is specified or selected by you or by others on your behalf. Section 7: Miscellaneous Provisions We will provide a certificate of insurance to you upon request. This Agreement is our entire agreement. It supersedes prior agreements. It may be modified only in a writing, making specific reference to the provision modified. Neither of us will assign or transfer any interest, any claim, any cause of action, or any right against the other. Neither of us will assign or otherwise transfer or encumber any proceeds or expected proceeds or compensation from the project or project claims to any third person, whether directly or as collateral or otherwise. Our Agreement may be terminated early only in writing. We will receive an equitable adjustment of our compensation in the event of early termination. 485 STAFF REPORT Agenda Item: 6.r Council Meeting: May 22, 2025 Prepared By: Lauren Letsche, Engineering Development Superintendent Topic: Present Bid Results Corcoran Storage II Turn Lane Improvements Action Required: Decision Summary Bids for the Corcoran Storage II Turn Lane Improvements were opened on May 14th, 2025. The project was advertised publicly, and 4 bids were received. The low bid was submitted by T. Scherber Demolition and Excavating LLC in the amount of $111,327.50. Stantec has reviewed the bids and submitted the attached memo summarizing their findings and recommendation. With the authorization of the work, Stantec would request that the authorization includes Engineering Construction Services for surveying, construction oversight, and contract administration on the project at an estimated cost of $14,000.00 Financial/Budget Funding is through the developer escrow which with the award being contingent on the transfer from a surety to cash for the project. Options 1. Authorize staff to award the bid to T. Scherber Excavating and Demolition LLC in the amount of $111,327.50 contingent on the developer financial commitment and award Construction Administration Services on the project to Stantec in the amount of $14,000.00 2. Decline Recommendation Authorize staff to award the contract to T. Scherber Demolition and Excavating LLC in the amount of $111,327.50 and awarding Construction Administration Services on the project to Stantec in the amount of $14,000.00 Council Action Consider a motion to authorize staff to award the contract to T. Scherber Demolition and Excavating LLC in the amount of $111,327.50 and awarding Construction Administration Services on the project to Stantec in the amount of $14,000.00 Attachments 1. Stantec Memo_Corcoran Storage Too Turn Lanes_Present Bids.pdf 486 Memo To: Kevin Mattson, PW Director/City Engineer From: Steve Hegland, PE Project/File: 193807310 Date: May 14, 2025 Subject: Present Bid Results – Corcoran Storage II Turn Lane Improvements Council Action Requested We are requesting that the City Council review the bid results and award the construction bid for the Corcoran Storage II Turn Lane Improvements to T. Scherber Demolition and Excavating LLC. contingent on the financial commitment from the developer. In addition to awarding the construction bid for the project we would request the City Council award the construction administrative services to Stantec as outlined below. Project Description This project includes intersection improvements at State Highway 55 and the development entrance, including the construction of a westbound right turn lane. The intersection improvements are necessary to support the Corcoran Storage II development Construction Bid Results Bids were opened for the Improvements Project on May 14th, 2025. Attached to this memo is a copy of the Bid Tabulation. There were a total of 4 bids on the project. The following summarizes the results of the bids received: Lowest T. Scherber Demolition and Excavating LLC $111,327.50 2nd New Look Contracting, Inc. $173,768.50 3rd Park Construction Company $196,999.60 4th Parkstone Contracting, LLC $259,469.00 The project was bid without any alternates with the lowest bidder being T. Scherber Demolition and Excavating LLC. at a cost of $111,327.50. If the project is awarded, City staff will work the Corcoran Storage II developer to obtain the cash commitment for the project and reduce the financial surety for the work. We recommend the award of the bid be contingent on this financial commitment to the project. 487 May 2025 Kevin Mattson, PW Director/City Engineer Page 2 of 2 Reference: Bid Results – Storage II Turn Lanes Construction Administration services With the authorization of work, we would request that the authorization of work includes the Engineering Construction Services for surveying, construction oversight, and contract administration on the project at an estimated cost of $14,000. Funding Funding is through developer escrow which with the award being contingent on the transfer from a surety to cash for the project. Engineer’s Recommendation We recommend awarding the bid for the Corcoran Storage II Turn Lane Improvements project to T. Scherber Excavating and Demolition LLC. in the amount of $111,327.50 contingent on the developer financial commitment. We recommend awarding Construction Administration Services on the project to Stantec in the amount of $14,000. STANTEC CONSULTING SERVICES INC. Steven Hegland, PE Project Engineer Attachments: · Bid Tabulation 488 Project Name: City Project No.:Stantec Project No.: Bid Opening:Owner: Steven Hegland, P.E. License No. 52243 BID TABULATION Item Num Item Units Qty Unit Price Total Unit Price Total Unit Price Total Unit Price Total BASE BID: 1 MOBILIZATION AND DEMOBILIZATION LUMP SUM 1 $3,000.00 $3,000.00 $14,000.00 $14,000.00 $26,600.00 $26,600.00 $25,000.00 $25,000.00 2 REMOVE SIGN EACH 2 $25.00 $50.00 $28.00 $56.00 $25.80 $51.60 $50.00 $100.00 3 SALVAGE AND REINSTALL SIGN EACH 1 $250.00 $250.00 $28.00 $28.00 $310.00 $310.00 $350.00 $350.00 4 SAWING BITUMINOUS PAVEMENT (FULL DEPTH) LIN FT 590 $2.00 $1,180.00 $3.25 $1,917.50 $1.90 $1,121.00 $3.00 $1,770.00 5 REMOVE BITUMINOUS PAVEMENT SQ YD 660 $2.00 $1,320.00 $10.00 $6,600.00 $8.65 $5,709.00 $10.00 $6,600.00 6 COMMON EXCAVATION (EV) (P) CU YD 513 $4.00 $2,052.00 $15.00 $7,695.00 $24.80 $12,722.40 $30.00 $15,390.00 7 COMMON EMBANKMENT (CV) (P) CU YD 287 $4.00 $1,148.00 $15.00 $4,305.00 $12.20 $3,501.40 $20.00 $5,740.00 8 STABILIZING AGGREGATE, 3 INCH MINUS TON 90 $15.00 $1,350.00 $0.10 $9.00 $66.50 $5,985.00 $75.00 $6,750.00 9 STRIP, STOCKPILE, AND RESPREAD TOPSOIL LUMP SUM 1 $800.00 $800.00 $5,000.00 $5,000.00 $8,650.00 $8,650.00 $10,000.00 $10,000.00 10 GEOTEXTILE FABRIC TYPE V, NON-WOVEN (P) SQ YD 950 $1.25 $1,187.50 $3.75 $3,562.50 $3.80 $3,610.00 $4.00 $3,800.00 11 AGGREGATE SURFACING CLASS 2, 100 % CRUSHED LIMESTONETON 50 $20.00 $1,000.00 $55.00 $2,750.00 $86.10 $4,305.00 $115.00 $5,750.00 12 STREET SWEEPER (WITH PICKUP BROOM) HOUR 5 $125.00 $625.00 $0.10 $0.50 $176.00 $880.00 $200.00 $1,000.00 13 WATER FOR DUST CONTROL MGAL 5 $125.00 $625.00 $0.10 $0.50 $57.00 $285.00 $300.00 $1,500.00 14 AGGREGATE BASE CLASS 5, 80% CRUSHED TON 590 $15.00 $8,850.00 $20.00 $11,800.00 $38.20 $22,538.00 $45.00 $26,550.00 15 BITUMINOUS MATERIAL FOR TACK COAT GAL 50 $5.00 $250.00 $4.50 $225.00 $3.45 $172.50 $3.00 $150.00 16 TYPE SP 12.5 WEARING COURSE MIXTURE (3,C) TON 230 $108.00 $24,840.00 $132.00 $30,360.00 $113.00 $25,990.00 $160.00 $36,800.00 17 TYPE SP 12.5 NON WEARING COURSE MIXTURE (3,C) TON 230.00 $108.00 $24,840.00 $126.75 $29,152.50 $101.00 $23,230.00 $145.00 $33,350.00 18 SUBGRADE EXCAVATION (EV) CU YD 65 $6.00 $390.00 $0.10 $6.50 $44.20 $2,873.00 $50.00 $3,250.00 19 TRAFFIC CONTROL LUMP SUM 1 $30,000.00 $30,000.00 $43,000.00 $43,000.00 $37,000.00 $37,000.00 $60,000.00 $60,000.00 20 INSTALL SIGN TYPE C AND POST EACH 1 $950.00 $950.00 $1,078.00 $1,078.00 $981.00 $981.00 $1,000.00 $1,000.00 21 SIGN PANELS TYPE C SQ FT 11.3 $115.00 $1,299.50 $130.00 $1,469.00 $119.00 $1,344.70 $130.00 $1,469.00 22 SILT FENCE, TYPE MS - MAINTAINED LIN FT 560 $1.50 $840.00 $5.00 $2,800.00 $2.85 $1,596.00 $7.00 $3,920.00 23 ROLLED EROSION PREVENTION CATEGORY 20 W/ SEED MIXTURE 25-141SQ YD 590 $1.50 $885.00 $2.85 $1,681.50 $3.20 $1,888.00 $5.00 $2,950.00 24 4" SOLID LINE (WHITE) MULTI-COMPONENT GROUND IN LIN FT 310 $2.50 $775.00 $4.00 $1,240.00 $3.60 $1,116.00 $4.00 $1,240.00 25 6" SOLID LINE (WHITE) MULTI-COMPONENT GROUND IN LIN FT 470 $3.00 $1,410.00 $6.00 $2,820.00 $5.40 $2,538.00 $6.00 $2,820.00 26 4" DOTTED LINE (WHITE) MULTI-COMPONENT GROUND IN LIN FT 170 $0.65 $110.50 $6.00 $1,020.00 $5.40 $918.00 $6.00 $1,020.00 27 PAVEMENT MESSAGE (WHITE) (RT ARROW) PREF THERM GR INEACH 2 $650.00 $1,300.00 $596.00 $1,192.00 $542.00 $1,084.00 $600.00 $1,200.00 TOTAL BASE BID $111,327.50 $173,768.50 $196,999.60 $259,469.00 Phone: Email:estimating@Tscherber.com estimating@newlookcontracting.net cborene@parkconstructionco.com brooks@parkstonecontracting.com Signed By:Trevor Scherber Jarrod Sargent Charlie Borene Brooks Duesterhoeft Title: Owner/Site Manager Chief Estimator Vice President President Bid Bond Bid Bond Bid Bond Bid Bond N/A N/A N/A N/A Bid Security: Addenda Acknowledged: 952-452-2760 763-786-9800 651-346-9376(763) 241-1596 26240 County Rd 30 Rogers, MN 55374 New Look Contracting, Inc. 14045 Northdale Blvd. Rogers, MN 55374 Contractor Name and Address: I hereby certify that this is an exact reproduction of bids received. T.Scherber Demolition and Excavating LLC Park Construction Company Corcoran Storage II Turn Lanes Corcoran, MinnesotaWednesday, May 14, 2025 at 11:00 AM CDT 193807310 Bidder No. 1 T.Scherber Demolition and Excavating LLC New Look Contracting, Inc. Bidder No. 2 Bidder No. 4 Park Construction Company Parkstone Contracting, LLC Parkstone Contracting, LLC Bidder No. 3 1481 81st Avenue NE 8270 Foothill Rd. S Cottage Grove, MN 55016Minneapolis, MN 55432 193807310-Bid Tabs.xlsm BT-1 48 9 STAFF REPORT Agenda Item: 7.a Council Meeting: May 22, 2025 Prepared By: Dwight Klingbeil Topic: New Mahavan Temple Site Plan & Conditional Use Permit (City File 25-009) Action Required: Summary Kirti Agrawal requests approval of a Site Plan and a Conditional Use Permit (CUP) to allow the New Mahavan Temple to operate as a Place of Worship at 8750 Trail Haven Road. Options Approval of Resolution 2025-45 - Approval of a Conditional Use Permit and Site Plan for the New Mahavan Temple. Approval of Resolution 2025-45 - Denial of a Conditional Use Permit and Site Plan for the New Mahavan Temple. Recommendation Planning Commission voted 2:1 to recommend denial of the request for a Conditional Use Permit and Site Plan for the New Mahavan Temple. Staff finds that the request meets the zoning ordinance standards as well as the evaluation criteria for a Conditional Use Permit and recommends approval of the request with the added conditions of approval as presented. Council Action Decision Attachments 1. 2025-05-22 New Mahavan CUP CC Report.pdf 2. Item 7a Additional Written Public Comments.pdf 3. 5.21.25 Additions- Written Public Comments.pdf 4. 2025 05 21 Letter to Mayor and City Council.pdf 5. Petition Supporting New Mahavan Temple.pdf 490 Page 1 of 12 STAFF REPORT City Council Meeting: May 22, 2025 Prepared By: Dwight Klingbeil Topic: New Mahavan Temple CUP & Site Plan (PID 15-119-23-32-0006) (City File 25-009) Action Required: Decision 1. Application Request Kirti Agrawal requests approval of a Site Plan and a Conditional Use Permit (CUP) to allow the New Mahavan Temple to operate as a Place of Worship at 8750 Trail Haven Road. 2. Planning Commission Review The Planning Commission reviewed this request after the public hearing was held during the May 1, 2025, meeting. 10 residents spoke during the public hearing. Concerns raised during the public hearing included light pollution, increased traffic, impacts to property values, setting precedence for other non-residential uses, etc. Support for the request included providing a dedicated space for this community to gather and grow in community. After some discussion, the Planning Commission recommended denial of the Site Plan and Conditional Use Permit for New Mahavan Temple 2:1 (Kozicky nay). 3. Background Concept Plan The Council reviewed a conceptual version of this application on June 27, 2024. Council provided feedback on selling produce, drainage concerns from the parking lot, how the proposal would blend into the surrounding neighborhood, landscaping, screening around the parking lot, lighting, future growth, traffic impacts, and whether the proposed use meets the definition of a Place of Worship. 4. Context Zoning and Land Use Figure 1 Project Location 491 Page 2 of 12 The 5.65-acre property is guided for Rural/Ag Residential and zoned Rural Residential (RR). The property has an existing single-family home with an attached and detached garage. The property is not within the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are guided Rural/Ag Residential and zoned RR. The properties to the west and south are vacant parcels used for agricultural cultivation, and the properties to the north, east and south west are used for single-family residential uses. Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not show any ecologically significant natural areas on the site. The 2040 Parks and Trails map shows a proposed on-street bike trail along County Road 10. There are no wetlands or natural bodies of water on the site. 5. 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. A. Level of City Discretion in Decision-Making The City’s discretion in approving or denying a site plan and conditional use permit is limited to whether the plans meet the standards outlined in the Zoning Ordinance. If the proposed request meets these standards, the City must approve the site plan and conditional use permit. B. Consistency with Ordinance Standards The applicant requests approval to allow a Place of Worship at 8750 Trail Haven Road. The applicant’s narrative states that the temple plans to hold weekly worship services on Saturday and Sunday mornings, which they anticipate having a regular attendance of 25 guests. In addition to the weekend services, the applicant’s plan to have two volunteers on the site daily, from 5-7 AM, and 6-8 PM. Site Plan 492 Page 3 of 12 The request is for approval of a site plan for a Place of Worship in the Rural Residential district. The proposal includes an expansion of the existing barn, a 21-stall parking lot, reclassifying the barn as the principal structure, and the residence as the accessory structure. Building Size & Height The proposed site plan would reassign the principal structure of the property from the existing residential structure to the pole barn. The existing pole barn has a 2,280 sq. ft. footprint, and the applicant plans to construct a 760 sq. ft. addition on the east side of the structure. There isn’t a maximum building size requirement of the RR zoning district, so this expansion is allowable. However, there is a maximum footprint requirement for accessory structures. Per Section 1030.020 Subd. 4.E. of the Zoning Ordinance, the 5.64-acre site is allowed an accessory structure footprint of 2,656 sq. ft. The footprint of the existing residence is 2,672 sq. ft. This exceeds the maximum accessory structure footprint allowed on this site. However, the proposed site plan includes the removal of a 24’x1’ strip from the rear façade of the garage, which would reduce the footprint of the structure to 2,648 sq. ft. Removal of this strip would bring the footprint of this structure into compliance with the Zoning Ordinance. The maximum height limit of the RR district is 35 feet. The existing pole barn has a height of 22.69’, which complies with this height limit. The proposed expansion does not increase the height of the structure. Accessory structures are required to comply with a maximum sidewall height limit in addition to the maximum building height limit of the RR district. Accessory buildings located in the front yard have a maximum sidewall limit of 10’. However, Code allows accessory structures to exceed this limit through a conditional use permit. A condition of approval to the site plan would require the applicant to receive approval of an conditional use permit for a multi-story accessory structure to exceed the height of the principal structure or remove the proposed accessory structure. Building/Architecture Figure 2 Site Plan 493 Page 4 of 12 Section 1060.050, Subd. 1.A.2. requires expansions of existing structures to include an upgrade to the building materials so that 25% or more of the existing structure conforms to the exterior building material requirements of the zoning ordinance, unless otherwise approved by a Conditional Use Permit. These upgrades should be concentrated on the side facing the public road and/or the side facing an area zoned for residential use. The submitted building plan shows that portions of the existing siding on each façade will be removed and replaced with Hardie smooth panel siding and accented with trim and batten boards. When completed, 49.84% of the siding will be upgraded to meet this requirement. Setbacks The minimum structural setbacks for the RR district are as follows: 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. The existing structures do not comply with these standards as the pole barn is setback 40.6’ from Trail Haven Road, and the existing house is setback 90.3’ from County Road 10. However, both structures pre-date these setback requirements and are legal non- conforming structures. The applicant plans to expand the pole barn with an 800 square foot addition on the east side of the structure. Code allows expansion of legal nonconforming structures so long as the nonconformity is not worsened. This expansion would not increase the degree of the nonconforming conditions and may be allowed per Section 1030.010 Subd. 3.D.1. of the Zoning Ordinance. Parking & Drive Aisle Figure 3 Building rendering looking west 494 Page 5 of 12 The submitted site plan includes a parking pad east of the existing pole barn, consisting of 21 parking stalls, shrubbery for screening, and a trash enclosure. Under Section 1060.060 of the Zoning Ordinance, the minimum number of parking stalls required for a place of worship is one space for every four seats. According to the applicant’s narrative, they plan to have 75 seats within the temple, which would require 19 parking stalls. The proposed site plan contains a parking lot that consists of 21 parking stalls. This complies with the minimum number of parking stall requirements. A condition of approval will limit the number of seats within the temple to 75. The proposed parking lot and drive aisle would be required to comply with the minimum dimensional requirements found in Section 1060.060 Subd. 4.C.2. Staff finds that the proposed parking lot complies with these requirements. Access Currently, the site contains two access points off of Trail Haven Road, one for the existing house and one for the pole barn. The proposed site plan would replace the driveway to the pole barn with a new driveway to the parking lot behind the structure. This driveway would be located between the pole barn and the existing house. The proposed access locations meet the City’s spacing requirements and is acceptable. Concerns of traffic accidents were raised during the public hearing for this application. Staff reviewed the MnDOT’s crash data over a 10-year span to better understand these concerns. Over this period, one accident has been reported at this intersection. This accident did result in a serious injury; however, the cause of the accident was human error and was not a result of the infrastructure conditions. Because of this, staff does not believe that the traffic generated from this use would be detrimental to the safety of this intersection. A copy of the crash data has been included in this report. Streets/Traffic A traffic infrastructure feasibility study was conducted in April 2025. The report found that the existing infrastructure on County Road 10 and Trail Haven Road provide an Angle of Parking Stall Width Parallel to Aisle Stall length of Line Stall Depth Aisle Width City Requirements 90˚ 9' 18'6" 18'6" 26' Applicant's proposal 90˚ 9' 20' 20' 26' Figure 4 Parking Plan and proposed landscaping 495 Page 6 of 12 acceptable level of service for the proposed use. Additionally, the proposal does not trigger the need for turn lanes on County Road 10, nor does it necessitate the paving of Trail Haven Road. A complete copy of the feasibility study is included within this report. Lighting The site plan includes the installation of two LED sconces on each corner of the building, for a total of eight light fixtures. Each sconce would be mounted at a height of 9’ above grade. While the applicant provided the manufacturer and light type, a detailed specification sheet for the sconces was not included. City code requires all light fixtures and freestanding luminaries to have a cutoff angle that is 90 degrees or less. As a condition of approval, the applicant will be required to submit a lighting plan that demonstrates compliance with the lighting performance standards found in Section 1060.040. This includes the cutoff angle requirement, as well as the glare standards. 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. The site perimeter is 3065’, which would require 61 overstory trees. The plan shows 39 overstory trees. A condition of approval would require the landscaping plan to be revised to include at least 61 overstory trees. • One understory shrub for each 300 sq. ft. of building or one tree per 30 lineal ft. of site perimeter, whichever is greater. The site perimeter is 3065’., which would require 102 shrubs to be planted. The plan shows a total of 91 understory shrubs. A condition of approval would require the landscaping plan be revised to include at least 91 understory shrubs. Historically, the City practice has been to only calculate the required trees and shrubs based on building addition and screening required for parking areas. Using this calculation, the applicant has shown an adequate amount of plantings for both trees and shrubs. However, of the trees planted, code requires no more than 33% of the required number of trees to be one species. The landscaping plan shows two species of deciduous trees, and two species of coniferous trees. A condition of approval will require the applicant to revise their landscaping plan to identify the specific species of existing trees and ensure that that no species exceeds 33% of the required number of trees. Signage 496 Page 7 of 12 Renderings from the concept plan included a wall sign on the eastern façade of the building. This would not have been acceptable, as signs are not allowed in the RR district. However, this element was removed from the building design in the final site plan submittal. Grading and Drainage The size of disturbance appears to be less than 1-acre in size, which would not trigger any of the City, Watershed, or MPCA stormwater improvement requirements. However, the applicant will be required to submit a basic grading plan to the City Engineer for approval. A condition of approval will include receiving approval from the City Engineer for the grading plan. Refuse Section 1060.020 requires all exterior storage of trash/garbage to be in an accessory building enclosed by walls and roof or in closed containers within a totally screened area. The applicant’s site plan indicates a trash enclosure area surrounded by a 6’-tall privacy fence within the parking lot. It appears that the fence only screens three sides of the trash enclosure, and a condition of approval will require all four sides be screened. Conditional Use Permit The applicant is requesting approval of a Conditional Use Permit, to allow the operation of a Place of Worship in the RR zoning district. Places of worship are allowed as a conditional use in the RR district. Section 1020.020 of the Zoning Ordinance defines Places of Worship as follows: PLACES OF WORSHIP: Any place of worship, including any church, synagogue, temple, mosque, or other building or facility, primarily engaged in religious worship. The term does not include uses, such as schools, recreational facilities, day care or child care facilities, kindergartens, dormitories, or other facilities, for temporary or permanent residences, which are connected or related to the worship facility or the principal buildings on the site, or are located on the same site, even if the curriculum or services offered as part of such use includes religious services and/or training. The evaluation criteria for a Conditional Use Permit request are outlined in Section 1070.020 of the Zoning Ordinance. In order to grant a CUP, the standards of Section 1070.020 Subd. 3 must be met. These conditions are as follows: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. Staff believes that the proposed use is not in conflict with the Comprehensive Plan, nor does it impact capital improvement plans or public facilities. 497 Page 8 of 12 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. Staff believes the proposed use will not be detrimental to the public health, safety, morals, or comfort of the general public. The site plan includes a sufficient amount of off-street parking and a condition of approval will prevent overflow parking onto the public roadways. Additionally, the traffic study found that the existing road infrastructure is sufficient for the increased use with this proposal and does not pose a safety risk to the general public. The proposed use also takes measures to preserve the enjoyment of surrounding properties through landscaping to screen light from installed sconces and vehicle headlights, as well as locating the parking lot on the rear side of the pole building, reducing visual impacts on surrounding properties. The site is further buffered by County Road 10, which provides separation from the properties to the north and helps minimize potential off-site impacts. Based on the materials provided and the conditions proposed, staff finds no evidence that the proposed use would present a risk to the health, safety, morals, or comfort of the general public. However, the Planning Commission may consider recommending additional conditions if it determines that specific elements of the proposed use could negatively affect the public interest. 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 a Place of Worship would result in a negative impact to the neighborhood, particularly if conditions be added to ensure compatibility with the use. No parking will be allowed on Trail Haven Road and must be accommodated on site and adequate landscaping will be required to screen the proposed use to mitigate visual impacts to 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 establishment of the conditional use will likely not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. 498 Page 9 of 12 e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed commercial use as confirmed in the feasibility study completed for the project. The applicant shall be responsible for improvements to accommodate the site. 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 district. g. The conditional use and site conform to performance standards as specified by this Chapter. The conditional use and site generally conform to the performance standards found within the Zoning Ordinance. Areas of the site that do not conform to required performance standards can be addressed through the conditions of approval as recommended by staff. The applicant also requests approval of a Conditional Use Permit to allow an accessory structure to exceed the sidewall height limit of 10’. In order to grant this CUP, the standards of Section 1070.020 must be met. These conditions are as follows: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The accessory structure does not 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 provide a buffer from the principal structure to the residential structures to the north. The proposed use would not be detrimental to or endanger the public health, safety, morals, or comfort, as this is an existing structure. 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. 499 Page 10 of 12 Assuming the recommended conditions of approval are adopted, staff does not find reason to believe that the CUP for sidewall height 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, as the structure is an existing structure that is not increasing in height with this request. d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The establishment of the conditional use will likely not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed use, as the sidewall height is an existing condition and 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 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, the accessory structure footprint, architectural requirements, and the requirements of the Rural Residential zoning district. A 500 Page 11 of 12 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 of an administrative permit for an accessory dwelling unit. 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 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. The proposed accessory structure is an existing structure the meets the necessary building materials standards of this Section. Summary Staff has reviewed the plans with the applicable standards outlined in the Comprehensive Plan and Zoning Ordinance and have found that the Conditional Use Permit standards have been met and recommend approval. However, if the Planning Commission finds that the Conditional Use Permit standards have not been met, they should recommend denial of the application. 6. Recommendation Planning Commission recommends denial of the requested Conditional Use Permit and Site Plan. Staff finds that the request meets the zoning ordinance standards as well as the evaluation criteria for a Conditional Use Permit with the added conditions of approval as presented by staff. Staff recommends approval of Resolution 2025-45 approving a Conditional Use Permit and Site Plan for New Mahavan Temple. Attachments: 501 Page 12 of 12 1. Resolution 2025-45 Approving the Site Plan and CUP for New Mahavan Temple 2. Resolution 2025-45 Denying the Site Plan and CUP for New Mahavan Temple 3. Applicant Narrative 4. City Engineering Memo dated April 21, 2025 5. Traffic Feasibility Study Memo dated April 21, 2025 6. MnDOT Traffic Accident Data 7. Public Safety Memo dated April 2, 2025 8. Site Plan 9. Building Plan 10. Written public comments 502 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-45 Page 1 of 5 Motion By: Seconded By: A RESOLUTION APPROVING A SITE PLAN & A CONDITIONAL USE PERMIT TO ALLOW THE NEW MAHAVAN TEMPLE TO OPERATE A PLACE OF WORHSIP AT 8750 TRAIL HAVEN ROAD (PID 15-119-23-32-0006) (CITY FILE 25-009) WHEREAS, Kirti Agrawal, the applicant, request approval of a site plan and a conditional use permit to operate a Place of Worship on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the site plan and conditional use permit at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT HEREBY RESOLVED that the Cocoran City Council approves the request for a site plan and conditional use permit subject to the following conditions: 1. A site plan and conditional use permit are approved to allow the operation of a place of worship as shown on the application received by the City on March 11, 2025, except as amended by this resolution. 2. The applicant must comply with all conditions in the City Engineer’s memo dated April 21, 2025. 3. The applicant must comply with all conditions in the Public Safety memo dated April 2, 2025. 4. Grading plan must be reviewed and approved by the City Engineer. 5. A conditional use permit is approved to allow the operation of a place of worship, subject to the following conditions and findings: a. Applicable criteria are satisfied as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. i. The proposed place of worship use is consistent with the uses anticipated in the RR district and does not conflict with the Comprehensive Plan. The proposed use does not impact public facilities and capital improvement plans. ii. The establishment, maintenance, or operation of the use would not be detrimental to the public health, safety, morals, or comfort of the general public, as the site plan includes a sufficient amount of off-street parking, a traffic infrastructure feasibility study found that the existing infrastructure is sufficient for the increase use with this development, and measures have been taken to mitigate visual impact to neighboring properties. The use is also allowed within the RR district. 503 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-45 Page 2 of 5 iii. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The new use is a conditional use in the RR district and conditions have been proposed to ensure compliance with ordinance standards. iv. The establishment of the place of worship with the enclosed conditions will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. v. Adequate public facilities can be reasonably provided to accommodate the use as confirmed in the feasibility study completed for the project as well as the septic permit issued by Hennepin County. The applicant shall be responsible for improvements to accommodate the site. b. The use shall be subject to the following conditions: i. All parking must be located on-site. Parking for this use is not allowed on public roadways. ii. No more than 75 seats are allowed within the temple at all times. iii. Enclosures for refuse must be screened on all four sides. iv. The maximum number of occupants on the site for regular services is 35. Parking for regular services must occur within the improved parking lot for the site and is not allowed on unimproved surfaces. v. The use may host up to 4 large gatherings per calendar year. The maximum occupancy of the larger gatherings is 75. Any overflow parking for these events must be handled on site. vi. All structures on the property must comply with Chapter 87 of the City Code: Property Maintenance Code. c. The site plan shall be revised to meet the following conditions: i. The landscaping plan must be modified to specify quantities of trees based on species, and revise to comply with the species diversity requirements of Section 1060.070 Subd. 2.G.5. ii. The applicant must provide a lighting plan that complies with the requirements outlined in Section 1060.040 Subd. 1. 1. This includes confirmation that the proposed fixtures are equipped with a cutoff angle of less than or equal to 90 degrees. 504 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-45 Page 3 of 5 6. A conditional use permit is approved to allow an accessory building with sidewalls taller than 10 feet in the front yard, based on the finding that the conditional use permit standards in Section 1030.020 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 provide a buffer from the principal structure from the residential structures to the north. The proposed use would not be detrimental to or endanger the public health, safety, morals, or comfort, as this is an existing structure that is not increasing in height with this request. 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. vi. The proposed use complies with the district regulations for the Rural Residential zoning district, as well as the performance standards of the zoning ordinance. 7. A building permit is required prior to beginning construction. 8. Prior to release of the building permit, the plans must be revised to show the following: a. The applicant must apply for and receive approval of an Administrative Permit to allow a multi-story accessory structure building on the property, pursuant to Section 1030.020 Subd. 5.C.1. b. The applicant must provide a grading plan to be reviewed and approved by the City Engineer. 505 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-45 Page 4 of 5 c. The applicant shall record the approving resolution at Hennepin County and provide proof of recording to the City. 9. FURTHER, the following conditions must be met prior to release of remaining escrow: a. All site improvements must be completed and inspected by the City of Corcoran and/or its designees. 10. Approval shall expire within one year of the date of approval unless the applicant commences the authorized use and completes the required improvements. VOTING AYE VOTING NAY McKee, Tom McKee, Tom 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk 506 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-45 Page 5 of 5 ATTACHEMENT A Lot 1, Block 1 of DG Harvel Jr Buck Run Addition 507 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 1 of 3 Motion By: Seconded By: A RESOLUTION DENYING A SITE PLAN & A CONDITIONAL USE PERMIT TO ALLOW THE NEW MAHAVAN TEMPLE TO OPERATE A PLACE OF WORHSIP AT 8750 TRAIL HAVEN ROAD (PID 15-119-23-32-0006) (CITY FILE 25-009) WHEREAS, Kirti Agrawal, the applicant, requests approval of a site plan and a conditional use permit to operate a Place of Worship on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the site plan and conditional use permit at a duly called Public Hearing, and; WHEREAS, the Planning Commission recommended denial of the Site Plan and Conditional Use Permit; NOW, THEREFORE, BE IT HEREBY RESOLVED that the Corcoran City Council denies the request for a site plan and conditional use permit subject to the following findings: 1. A site plan and conditional use permit are denied in accordance with the plans received by the City on March 11, 2025. 2. Issuance of a conditional use permit to allow a place of worship, requires findings that the applicable criteria as outlined in Section 1070.020 Subd. 3 (Conditional Use Permits) of the Zoning Ordinance have been met. Because the application does not meet these standards and reasonable conditions cannot be imposed to successfully mitigate the detrimental impacts, the application is denied. Specifically: a. The conditional use complies with the Comprehensive Plan, including public facilities and capital improvement plans. A place of worship is consistent with the Rural Residential land use designation of the site. b. The establishment, maintenance, and operation of the use will not promote and enhance the general public welfare and will be detrimental to or endanger the public health, safety, morals, or comfort. The place of worship would create light and noise pollution that would be detrimental to the public and cannot be sufficiently mitigated by additional conditions which would comply with the Applicant’s proposed use. c. The use would also generate additional and disproportionate traffic on two already taxed collector roads, in an area containing poor site lines, which would be detrimental to the safety of the public. d. The conditional use will be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted and may substantially diminish and impair property values within the neighborhood. Increased traffic at various hours of the day, frequent large gatherings in a residential area and the related anticipated noise, 508 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 2 of 3 lighting and parking impacts, as well as the installation of lights on the facility will be injurious to the use and enjoyment of other properties in the immediate vicinity. Credible testimony was offered from surrounding property owners regarding noise and lighting effects on surrounding properties, including observed impacts coming from the site during substantially similar pre-application operations by the applicant. The proposed intensity of use has created and is anticipated to create negative impacts that cannot be adequately mitigated by reasonable conditions, due to the proximity of the proposed use to adjacent and surrounding existing residential uses. e. The installation of a parking lot is likely to substantially diminish and impair the property values within the neighborhood. f. The establishment of the conditional use will not impede the normal and orderly development of surrounding property for uses permitted in the district. g. Adequate public facilities and services are available or can be reasonably provided to accommodate the conditional use as confirmed in the feasibility study completed for the project. h. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. 3. Without approval of the Conditional Use Permit, the Site Plan for a worship facility cannot be approved. 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Deb Johnson – City Clerk 509 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025- Page 3 of 3 ATTACHEMENT A Lot 1, Block 1 of DG Harvel Jr Buck Run Addition 510 New Mahavan Temple and Eco Farm Community March 5, 2025 City Council Planning Commission Community Development and Planning Staff City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: CUP Application for New Mahavan Temple and Eco Farm Community Dear City Officials and Staff: Thank you for considering our application for a conditional use permit (CUP) for New Mahavan Temple and Eco Farm Community (New Mahavan Temple) at our property located at 8750 Trail Haven Road. This letter provides an overview of our plans and additional information for our application. Overview We are seeking a CUP to allow New Mahavan Temple to use our property as a place of worship. We purchased the property last year to provide a place for our small congregation to meet for worship and to provide an attractive, welcoming place for people of all faiths. Our plan is not to add any new buildings and to only modestly expand the existing pole barn to use as a temple, to add a small parking area, and to slightly reduce the footprint of the existing dwelling. Even with our proposed addition, our barn/temple will be smaller than many buildings and barns on neighboring properties. Our use of the property will not generate significant activity, traffic, or noise that would have any impact on the adjoining properties or roads. We have no employees and there will only be limited activity by a handful of volunteers or worshipers on weekdays. Our primary weekly services are on Saturday and Sunday mornings from 7:00 AM to 11:00 AM, where we anticipate our attendance to continue to be around 25 worshipers. Places of worship are allowed on the property with a CUP. We believe that our application, plans and other material submitted meet all performance standards provided in the City’s ordinances. We will not have any negative impact on our neighbors. Instead, our improvements will allow the property to continue be a quiet and attractive part of the neighborhood. About Us New Mahavan Temple is a faith community grounded in the teachings of the Bhagavad Gita and devoted to Lord Sri Krishna. We aim to encourage spiritual growth, sustainable living, cultural learning, and a deeper connection with nature. Through our temple and vegetable garden, we seek to engage and inspire future generations, especially children, to connect with nature, values, and a harmonious way of life. We had been meeting at Peace Lutheran Church for the last several years. More recently, we have been meeting at Wayzata High School. Over that time, our weekly attendance has averaged around 25 people for our primary, weekend services. We anticipate that our congregation will continue at approximately the same size for the foreseeable future. 511 New Mahavan Temple CUP Application Narrative Page 2 Hours and Days of Services Our planned weekday services will be Monday through Friday from 5:00 AM to 7:00 AM and from 6:00 PM to 8:00 PM. There are no temple employees, and normally only 2 volunteer families will be at these service times. Our Temple will be open on Saturday and Sunday from 7:00 AM to 4:00 PM. Our primary attendance will be from 7:00 AM to 11:00 AM. We expect a total of around 25 people to attend during this time. They will arrive in approximately 12 cars, the same as at our current location, over a period of around 45 minutes to an hour. One or two volunteer families will alternate to stay and keep the temple open from 11:00 AM to around 4:00 PM. Zoning and Land Use Our 5.65-acre property is guided Rural/Ag Residential by the Comprehensive Plan and zoned Rural Residential (RR). Places of worship are allowed on the property with a CUP. Improvements to Existing Buildings and Improvements to the Property We plan to improve the current accessory pole-barn building to become to the principle use and structure used as a place of worship. The existing barn is 2,280 square feet. We plan a 760- square-foot addition with a new entry, utility rooms, and bathrooms, as well as adding additional windows, insulation, and egress doors. These improvements will make the total temple area 3,040 square feet. A new driveway will lead to a 21-car parking lot on the East side of the barn/temple. The existing principal structure, a single-family dwelling, will become an accessory building. To ensure the dwelling meets the City’s standards for accessory structures, we will reduce the dwelling’s footprint by 24 square feet to 2,656 square feet as shown in our plans. These changes are shown in the preliminary plans provided with this application. The temple building will use exterior materials as indicated on the provided exterior elevations. Colors are also noted. The finished roof exists with a ribbed metal roofing. The new roof will match the existing roof as close as reasonable. New Mahavan Temple and Eco Farm Community intend to upgrade the septic system as needed and engaged Ende Septic. Documents regarding this have been provided with this application. Landscaping will be added as shown on the provided Landscape Plan on the South side of the parking lot. A trash enclosure will be provided around trash containers. We have no plans for future expansion after our proposed improvements are complete. All surrounding properties are located outside of the MUSA and have the same guidance and zoning as our property. The only potential environmental impacts will be during construction of the temple addition, driveway and parking lot installation, and the reduction of the existing house attached garage construction area. Silt fences will be installed around the perimeter of the entire proposed temple including the proposed driveway and parking lot areas. A silt construction log will be used where construction traffic travels in and out of the site. 512 New Mahavan Temple CUP Application Narrative Page 3 Fire Protection Plan The temple, both the existing and addition, will have smoke/fire alarms along with Fire Pull Stations and Fire Alarm Horns. Three fire extinguishers will be provided as shown on temple proposed floor plan. All improvements will meet the requirements of the state building and fire code. Sound The temple walls and ceiling on both the existing and addition will be insulated to state Energy Code as well as the exterior windows and doors. This should eliminate noise heard by neighbors. The landscape buffer on the South side of the parking lot will minimize exterior sound. We do not believe that there will be any change in noise for surrounding properties. Wetlands There are no wetlands present on the property, so wetland requirements are not applicable. Community Benefit and Neighborhood The temple will provide economic benefits to the community from construction and operation of the temple. It is important to the Temple that this property is well run and maintained. All aspects of site and building maintenance will be kept to high standards. The families and groups associated have and will continue to prioritize maintenance and upkeep. They are caring family members and people of faith. New Mahavan Temple has reached out to our neighborhood Community on multiple occasions. Comments from those meetings are included in the attached ‘Neighborhood Meeting Addendum to the Project Narrative for the Conditional Use Permit and Site Plan Applications. Site The property is approximately 5.65 acres. Setbacks for the property and proposed temple building are listed in the table below. As shown, improvement locations exceed setbacks required by the City. Primary Building Setback Pavement/Parking Setback Required Proposed Required Proposed Front / County Road 10 ROW 100 Feet 248 Feet 100 Feet 161 Feet Front / Trail Haven Road ROW 50 Feet 100 Feet 50 Feet 111 Feet Side Yard South 25 Feet 40 Feet 10 Feet 14 Feet Rear Yard East 25 Feet 1168 Feet Traffic, Access and Parking The minimal traffic from the temple will proceed North on Trail Haven Road to County Road 10 and will not pass any other properties. We anticipate that there will be approximately 12 cars at our weekend services, which will arrive and leave over a period of 45 minutes to an hour. Their point of arrival and departure will be between the two existing buildings, which provide a natural buffer from the neighbors. 513 New Mahavan Temple CUP Application Narrative Page 4 A new driveway will enter the site from Trail Haven Road approximately 252 feet South of County Road 10. There will be a new 26-foot-wide driveway to allow access for personal and emergency vehicles. Parking has been provided to serve the proposed building, meeting City Code with 21 parking stalls. Based on City code Section 1060 – Number of Off-Street parking spaces required is based on 1 parking stall for every 4 seats. The proposed number of seats is 75, which would require 19 parking stalls. Two accessible stalls are included in the proposed number. The proposed parking stalls are 9’x20’ and the proposed drive aisles are 26 feet wide. The parking lot is planned on the East side of the temple and will be screened per City code and Landscape Plan. We have planned for a paved parking lot, however, if allowed by the City we would prefer a gravel parking lot to save resources and to ensure the property remains consistent with the rural character of the property and neighborhood. Landscaping and Tree Preservation A Landscape Plan is provided to show new trees, new shrub screening and exterior lighting. There will be a 6-0 tall fence screening for the trash enclosure on the South side. The types (species) of new trees and minimum size are provided on the Landscaping Plan. No tree preservation is needed as no existing trees will be removed for this project. Grading, Drainage, Utilities and Stormwater Treatment Proposed preliminary site grades, drive aisles, parking areas, utilities and stormwater treatment have been provided by our civil Engineer for the Site Plan Review application process and final documents will be provided for building permitting. Construction will occur with appropriate silt fences and any other required or appropriate precautions. Conclusion We look forward to working with the City as you review our application. We would be happy to answer any questions that you may have. Thank you! Sincerely, Kirti Agrawal President New Mahaven Temple and Eco Farm Community 514 51 5 51 6 51 7 51 8 51 9 Memo To: Kevin Mattson, City Engineer/Public Works Director From: Steve Hegland, PE Project: New Mahaven Eco Farm Review Memo Date: April 21, 2025 Exhibits: This Memorandum is based on a review of the following document: 1. Temple Combined Plans - New Mahavan Temple dated February 14, 2025. Comments: General: 1. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. 2. Corcoran Standard details relevant to the construction of site infrastructure should be included in the construction plans and shall be verified at final plat. Transportation 1. Civil site plans shall be provided detailing the locations and construction requirements of the parking lot, access and sidewalks to ensure they meet current City Standards. Include radii on both the north and south sides of the proposed driveway at connection to Trail Haven Road. 2. The parking lot shall have concrete curbing or edging and shall have a paved surface, the design of which should be reflected on the plans. 3. The site plans shall provide dimensions of the parking aisles and parking stalls to ensure they meet the necessary Standards. 4. The applicant shall review the applicable ADA standards and provide the necessary amount of accessible parking locations. Grading /Stormwater 1. Based on the current site plan, the size of the disturbance is anticipated to be less than 1-acre so it is not anticipated to trigger any City of Corcoran, Watershed or MPCA stormwater improvements. If the disturbance area changes or the site disturbance is enough to trigger stormwater compliance, the applicant shall be required to meet those standards. 2. A basic grading plan shall be provided showing grading for parking lot and adjacent areas as well as how stormwater runoff will be managed. 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. 520 April 2025 New Mahaven Eco Farm Kevin Mattson Page 2 of 2 Watermain/Sanitary Sewer 1. The applicant shall confirm if the current septic system can be utilized for this use or if a new septic system will be necessary for the site. 2. The applicant shall confirm with MDH if the current well can be utilized for this use or if a new well will be necessary for the site. 3. The site plan should confirm if any irrigation will be anticipated for the organic farming operation and the source of the water. The current well was likely constructed for residential use and it should be verified to be adequate for any commercial irrigation needs. End of Comments 521 Memo To: Steve Hegland, PE From: Ed Terhaar, PE Steven Hegland, PE File: 193806199 Date: April 21, 2025 Reference: Traffic Information for New Mahaven Eco Farm I hereby certify that this 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: April 21, 2025 Edward Terhaar License No. 24441 Background Information Weekday and Sunday peak hour traffic impacts of the proposed development were analyzed at the following intersection: · CSAH 10/Trail Haven Road All approaches at the CSAH 10/Trail Haven Road intersection consist of a single lane shared by left turn, through, and right turn movements. The intersection is controlled with stop sings on the northbound and southbound approaches. Trail Haven Road north and south of CSAH 10 is currently gravel surfaced. Proposed Development Characteristics The proposed New Mahaven development will include space for religious worship and land for growing vegetables, fruits, herbs, and flowers. Information from the project owner indicates the peak trip generation for the worship space will occur on Friday evening (6-7 p.m. and 9-10 p.m.) and Sunday morning (6-7 a.m.) and afternoon (2-3 p.m.). Based on this information, a maximum of 20 entering and exiting trips will occur on Friday and on Sunday for the worship services. The farming portion of the development is expected to generate 5 entering and exiting trips each day of the week. One access point will be provided on Trail Haven Road approximately 165 feet south of CSAH 10. Traffic Volumes Turn movement data was recorded at the CSAH 10/Trail Haven Road intersection in April, 2025. Trips generated by the development were assigned to the surrounding roadway network using the following trip distribution percentages: · 65 percent to/from the east on CSAH 10 · 20 percent to/from the west on CSAH 10 · 10 percent to/from the south on Trail Haven Road · 5 percent to/from the north on Trail Haven Road The resultant peak hour volumes are shown in Table 1. 522 Steve Hegland April 21, 2025 Table 1 Weekday Peak Hour Turn Movement Volumes CSAH 10/Trail Haven Rd EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Sunday 6-7 a.m. 2025 existing 0 5 0 1 2 0 0 0 0 0 0 0 2025 with development 0 5 4 14 2 0 0 0 0 0 1 0 Sunday 2-3 p.m. 2025 existing 2 45 0 1 53 3 1 1 0 3 2 4 2025 with development 2 45 0 1 53 3 4 1 13 3 2 4 Friday 6-7 p.m. 2025 existing 0 93 0 0 35 0 0 0 3 4 2 2 2025 with development 0 93 4 13 35 0 0 0 3 4 3 2 Friday 9-10 p.m. 2025 existing 0 2 0 0 5 0 0 0 0 0 0 0 2025 with development 0 2 0 0 5 0 4 1 13 0 0 0 Traffic Operations Traffic analyses were completed for the subject intersection for all scenarios described earlier. Initial analysis was completed using existing geometrics and intersection control. The level of service (LOS) results are described below. · Sunday 6-7 a.m. – Intersection operates at LOS A and all movements operate at LOS A. · Sunday 2-3 p.m. – Intersection operates at LOS A and all movements operate at LOS A. · Friday 6-7 p.m. – Intersection operates at LOS A and all movements operate at LOS A. · Friday 9-10 p.m. – Intersection operates at LOS A and all movements operate at LOS A. The intersection and all movements operate at acceptable LOS under all scenarios. Turn Lane Needs Guidance from the NCHRP Report on Evaluating Intersection Improvements: An Engineering Study Guide was reviewed to determine the need for right and left turn lanes on CSAH 10 at Trail Haven Road. The guidance considers traffic volumes along the roadway, including hourly directional percentages, left and right turning volumes, and total volumes. Results of the turn lane review indicate that a right turn lane and a left turn lane are not warranted under existing conditions and future conditions with the development in place. Trail Haven Road Paving Considerations As described earlier, Trail Haven Road is currently gravel surfaced north and south of CSAH 10. The 2023 daily volume on Trail Haven Road south of CSAH 10 is 168 vehicles per day. Information from MnDOT and other roadway design sources indicate that paving a gravel roadway could be considered when the daily volume exceeds 400 to 500 vehicles per day. The proposed development is expected to add approximately 50 vehicles per day on Trail Haven Road south of CSAH 10 to the driveway. The total future daily volume of 218 vehicles per day is less than the 400 to 500 vehicles per day threshold. 523 Steve Hegland April 21, 2025 Conclusions The following conclusions were determined from the information in this memo: · The CSAH 10/Trail Haven Road intersection and all movements operate at acceptable levels of service under all scenarios. · Results of the turn lane review indicate that a right turn lane and a left turn lane are not warranted under existing conditions and future conditions with the development in place. · The existing and future daily volumes do not meet the volume threshold to consider paving Trail Haven Road south of CSAH 10. 524 Crash Summary CSAH 10 and Trail Haven Road Crash Severity/Crash Year Crash Severity Total 2015 2016 2017 2018 2019 2020 2021 2022 2023 2024 2025 K - Fatal 0 0 0 0 0 0 0 0 0 0 0 0 A - Serious Injury 1 0 0 0 0 0 0 0 0 0 1 0 B - Minor Injury 0 0 0 0 0 0 0 0 0 0 0 0 C - Possible Injury 0 0 0 0 0 0 0 0 0 0 0 0 N - Prop Dmg Only 0 0 0 0 0 0 0 0 0 0 0 0 Total 1 0 0 0 0 0 0 0 0 0 1 0 Crash Severity/Number of Vehicles Crash Severity Total 0 1 2 3+ K - Fatal 0 0 0 0 0 A - Serious Injury 1 0 0 1 0 B - Minor Injury 0 0 0 0 0 C - Possible Injury 0 0 0 0 0 N - Prop Dmg Only 0 0 0 0 0 Total 1 0 0 1 0 Basic Type Summary Total % Pedestrian 0 0.0 Bike 0 0.0 Single Vehicle Run Off Road 0 0.0 Single Vehicle Other 0 0.0 Sideswipe Same Direction 0 0.0 Sideswipe Opposing 0 0.0 Rear End 0 0.0 Head On 0 0.0 Left Turn 0 0.0 Angle 1 100.0 Other 0 0.0 Total 1 100.0 First Harmful Event Summary Total % Pedestrian 0 0.0 Bicyclist 0 0.0 Motor Vehicle In Transport 1 100.0 Parked Motor Vehicle 0 0.0 Train 0 0.0 Deer/Animal 0 0.0 Other - Non Fixed Object 0 0.0 Collision Fixed Object 0 0.0 Non-Collision Harmful Events 0 0.0 Other/Unknown 0 0.0 Total 1 100.0 Relationship to Intersection Summary Total % Not at Intersection/Interchange 0 0.0 Four-Way Intersection 1 100.0 T or Y Intersection 0 0.0 Five-Way Intersection or More 0 0.0 Roundabout 0 0.0 Intersection Related 0 0.0 Driveway Access Related 0 0.0 At School Crossing 0 0.0 Railway Grade Crossing 0 0.0 Shared Use Path or Trail 0 0.0 Interchange on Ramp 0 0.0 Interchange off Ramp 0 0.0 Interchange Other Areas 0 0.0 Crossover Related 0 0.0 Acceleration/Deceleration Lane 0 0.0 Other/Unknown 0 0.0 Total 1 100.0 Weather 1 Summary Total % Clear 1 100.0 Cloudy 0 0.0 Rain 0 0.0 Snow 0 0.0 Sleet, Hail (Freezing Rain/Drizzle)0 0.0 Fog/Smog/Smoke 0 0.0 Blowing Sand/Soil/Dirt/Snow 0 0.0 Severe Crosswinds 0 0.0 Other/Unknown 0 0.0 Total 1 100.0 Light Condition Summary Total % Daylight 1 100.0 Sunrise 0 0.0 Sunset 0 0.0 Dark (Str Lights On)0 0.0 Dark (Str Lights Off)0 0.0 Dark (No Str Lights)0 0.0 Dark (Unknown Light)0 0.0 Other/Unknown 0 0.0 Total 1 100.0 Report Generated 05/12/2025 MnCMAT 2.0.0 Page 1 of 2525 Crash Summary CSAH 10 and Trail Haven Road Time of Day/Day of Week From To 00:00 01:59 02:00 03:59 04:00 05:59 06:00 07:59 08:00 09:59 10:00 11:59 12:00 13:59 14:00 15:59 16:00 17:59 18:00 19:59 20:00 21:59 22:00 23:59 Total % SUN 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0 MON 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0 TUE 0 0 0 0 1 0 0 0 0 0 0 0 1 100.0 WED 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0 THU 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0 FRI 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0 SAT 0 0 0 0 0 0 0 0 0 0 0 0 0 0.0 Total 0 0 0 0 1 0 0 0 0 0 0 0 1 100.0 %0.0 0.0 0.0 0.0 100.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 100.0 100.0 Driver & Non-Motorist Age/Gender Summary Age M F NR No Value Total % <14 0 0 0 0 0 0.0 14 0 0 0 0 0 0.0 15 0 0 0 0 0 0.0 16 0 0 0 0 0 0.0 17 0 0 0 0 0 0.0 18 0 0 0 0 0 0.0 19 0 0 0 0 0 0.0 20 0 0 0 0 0 0.0 21-24 1 0 0 0 1 50.0 25-29 0 0 0 0 0 0.0 30-34 0 0 0 0 0 0.0 35-39 0 0 0 0 0 0.0 40-44 0 0 0 0 0 0.0 45-49 0 0 0 0 0 0.0 50-54 0 1 0 0 1 50.0 55-59 0 0 0 0 0 0.0 60-64 0 0 0 0 0 0.0 65-69 0 0 0 0 0 0.0 70-74 0 0 0 0 0 0.0 75-79 0 0 0 0 0 0.0 80-84 0 0 0 0 0 0.0 85-89 0 0 0 0 0 0.0 90-94 0 0 0 0 0 0.0 95+0 0 0 0 0 0.0 Unknown or Blank 0 0 0 0 0 0.0 Total 1 1 0 0 2 100.0 %50.0 50.0 0.0 0.0 100.0 100.0 Month Summary Total % January 1 100.0 February 0 0.0 March 0 0.0 April 0 0.0 May 0 0.0 June 0 0.0 July 0 0.0 August 0 0.0 September 0 0.0 October 0 0.0 November 0 0.0 December 0 0.0 Total 1 100.0 Physical Condition Summary Total % Apparently Normal (Including No Drugs/Alcohol)2 50.0 Physical Disability (Short Term or Long Term)0 0.0 Medical Issue (Ill, Sick or Fainted)0 0.0 Emotional (Depression, Angry, Disturbed, etc.)0 0.0 Asleep or Fatigued 0 0.0 Has Been Drinking Alcohol 0 0.0 Has Been Taking Illicit Drugs 0 0.0 Has Been Taking Medications 0 0.0 Other/Unknown 2 50.0 Not Applicable 0 0.0 Total 4 100.0 Selection Filter: WORK AREA: State - SPATIAL FILTER APPLIED Analyst: Ed Terhaar Notes: Report Generated 05/12/2025 MnCMAT 2.0.0 Page 2 of 2526 Crash Detail Report - Short Form CSAH 10 and Trail Haven Road INCIDENT ID 01156229 ROUTE SYS 10-MUN ROUTE NUM 0023 MEASURE 1.086 ROUTE NAME TRAIL HAVEN RD ROUTE ID 1000023936340023-I COUNTY 27-Hennepin CITY Corcoran INTERSECT WITH CSAH 10 # VEH 2 # KILL 0 DATE 01/16/24 TIME 08:56 DAY Tue LAT 45.114028 LONG -93.584741 UTM X 454005.6 UTM Y 4995783.0 WORK ZONE TYPE NOT APPLICABLE BASIC TYPE Angle CRASH SEVERITY A - Serious Injury FIRST HARMFUL Motor Vehicle In Transport LIGHT CONDITION Daylight WEATHER PRIMARY Clear Unit Type Vehicle Type Direction of Travel Maneuver Age/Sex Physical Cond Contributing Factor 1 Unit 1 Motor Vehicle in Transport Passenger Car Southbound Making a U Turn 22 M Apparently Normal Failure to Yield Right-of-Way Unit 2 Motor Vehicle in Transport Sport Utility Vehicle Westbound Moving Forward 54 F Apparently Normal No Clear Contributing Action Unit 3 Unit 4 OFFICER SKETCH NARRATIVE DRIVER 1 WAS WESTBOUND ON CO RD 10 AND TURNED RIGHT (NORTH) TO MAKE A U-TURN AT TRAIL HAVEN RD AND THEN ENTERED BACK ONTO CO RD 10 TO GO EAST ON CO RD 10. A WITNESS SAID THAT DRIVER 1 DID NOT STOP FOR THE STOP SIGN ON TRAIL HAVEN RD AND TURNED LEFT ACROSS THE LANES TO GO BACK EAST ON CO RD 10 AND WAS STRUCK BY VEHICLE 2. VEHICLE 2 HAD BEEN GOING WESTBOUND ON CO RD 10 WHEN VEHICLE 1 FAILED TO YIELD AND TURNED OUT IN FRONT VEHICLE 2. VEHICLE 2 SUSTAINED SEVERE FRONT-END DAMAGE AND CONTINUED WEST ON CO RD 10 AND FINALLY CAME TO REST ON THE SOUTH SIDE OF THE ROAD, WEST OF THE INTERSECTION WITH TRAIL HAVEN RD. VEHICLE 1 WAS STRUCK AT A 90 DEGREE ANGLE ON THE DRIVER SIDE AND WAS PUSHED SOUTHWEST INTO THE DITCH ON THE SOUTH SIDE OF CO RD 10. VEHICLE 1 HAD SEVERE DAMAGE CENTERED ON THE DRIVER'S DOOR. WHEN POLICE ARRIVED, DRIVER 1 WAS CONSCIOUS AND Selection Filter: WORK AREA: State - SPATIAL FILTER APPLIED Analyst: Ed Terhaar Notes: Report Generated 05/12/2025 MnCMAT 2.0.0 Page 1 of 1527 Page 1 of 1 MEMO Date: April 2, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 24-045 St. Thomas the Apostle A Public Safety plan review meeting was held on April 2, 2025, to review the submitted rezoning and preliminary plat application for St. Thomas the Apostle Church. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Farrens, Fire Chief Leuer, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, and Planner Klingbeil. The comments below are based on the materials submitted on March 10, 2025. 1. Drive aisle needs to be signed “No Parking” for fire lane. 2. Sprinkler system will be required if building occupancy exceeds 300. 3. If the parking lot surface is gravel, it must pass a roll test for emergency vehicles. 528 12 COUN T Y ROAD 10 TR A I L H A V E N R O A D Feet 0 40 80 N SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com New Mahavan Temple Kirti Argawal Corcoran, MN 24-0237 10-14-24C1 C2 SITE PLAN EXISTING HOUSE DETAIL N 52 9 12 COUN T Y ROAD 10 TR A I L H A V E N R O A D TR A I L H A V E N R O A D Feet 0 40 80 N SHEET NO. OF SHEETS REV. NO. DATE BY DESCRIPTION DESIGNED DRAWN CHECKED DATE: PROJECT NO: Engineers & Land Surveyors, Inc.SSOCIATES 9 West Division StreetBuffalo, MN 55313(763)682-4727Fax: (763)682-3522 www.ottoassociates.com New Mahavan Temple Kirti Argawal Corcoran, MN GRADING & EROSION CONTROL PLAN 24-0237 10-14-24C2 C2 SILT FENCE DETAIL GRADING DETAIL N 53 0 531 532 533 534 535 536 537 538 539 This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. Outlook Fw: FEEDBACK: FWD New Mahavan Temple From Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Date Thu 5/1/2025 10:16 AM To Dwight Klingbeil <DKlingbeil@corcoranmn.gov> From: Holford <foxline@embarqmail.com> Sent: Tuesday, April 29, 2025 12:30 PM To: Jeremy Nichols <jnichols@corcoranmn.gov>; Dean Vehrenkamp <dvehrenkamp@corcoran.gov>; Michelle Friedrich <mfriedrich@corcoranmn.gov>; Tom McKee <tmckee@corcoranmn.gov>; Mark Lanterman <mlanterman@corcoranmn.gov> Subject: New Mahavan Temple We just learned about the proposed development on Trail Haven Road and County Road 10 called New Mahavan Temple. We live in that neighborhood at 9220 Foxline Drive. We oppose the development for a couple of reasons. Such a facility is not in keeping with the rural-residential character of this area as spelled out in the comprehensive plan. This area’s rural character is something we value greatly. We are also especially concerned about increased traffic on Trail Haven Road between County Road 30 and County Road 10 , a route that would surely be used to access the temple. It is already the most heavily traveled dirt road in the city. We have been urging the city to pave this road for 30 years without success. The additional traffic due to this proposed project will only exacerbate the already poor road condition. Several years ago when Grove Nursery was built on the corner of Trail Haven and County Road 30, the effect of increased traffic on Trail Haven was discussed by the City Council. We were assured that Grove Nursery traffic would be restricted to the short paved section between the nursery and County Road 30. However we often see nursery customers driving down Trail Haven toward County Road 10, and the road condition has deteriorated as a result. Regards, Tom & Carolyn Holford 9220 Foxline Drive Corcoran, MN 55340 540 Nicholas and Jacqueline Kasper 21203 County Road 10 Corcoran, MN 55340 nicholas.kasper@gmail.com April 30, 2025 Corcoran Planning Commission City of Corcoran 9100 County Road 19 Corcoran, MN 55340 Subject: Opposition to Conditional Use Permit Application for 8750 Trail Haven Road (PID 15-119-23-32-0006) Dear Members of the Corcoran Planning Commission and City Council, I am a resident of Corcoran, living in a rural residential (RR) zoned area, and I am writing to respectfully oppose the conditional use permit (CUP) requested by Kirti Agrawal to convert the property at 8750 Trail Haven Road into a place of worship, including the proposed addition to the existing pole barn and the construction of a paved parking lot. While I respect the right of all individuals to practice their faith, I am concerned that the proposed changes are incompatible with the rural residential character of our neighborhood and the intent of the RR zoning district. My primary concerns are as follows: 1. Preservation of Rural Residential Character: The RR zoning district is intended to maintain low-density residential use and protect the quiet, open, and rural nature of our community. Converting a residential property into a place of worship, particularly with the addition of a paved parking lot and an expanded pole barn, introduces a non-residential use that could disrupt the tranquility and aesthetic of the area. Increased traffic, noise, and activity associated with a place of worship are inconsistent with the peaceful environment that residents value in this zoning district. 2. Impact of the Paved Parking Lot: The proposed paved parking lot raises significant concerns about environmental and aesthetic impacts. Paved surfaces increase stormwater runoff, which could strain local drainage systems or affect neighboring properties. Additionally, a parking lot would detract from the rural aesthetic, replacing natural or agricultural land with impervious surfaces. I urge the city to consider alternatives, such as maintaining unpaved or minimal parking, to preserve the area’s character. 3. Concerns About Future Expansion: The application does not address the long-term plans of the applicant, including the potential for future expansion or transfer of the property to another 541 entity if the congregation outgrows the space. Without clear limitations in the CUP, approving this permit could open the door to further development that exacerbates traffic, noise, and land use conflicts. I request that, if the CUP is considered, it include an expiration date with an opportunity to renew the permit in 5-7 years, strict conditions prohibiting future expansion and non transfer of the permit to another entity without additional city approval. 4. Traffic and Safety Impacts: A place of worship, even on a small scale, is likely to generate regular gatherings, potentially including weekends or evenings. This could lead to increased traffic on Trail Haven Road which is not designed for high volumes and County Road 10’s ever increasing volume. Additional vehicles, particularly if a parking lot is constructed, could create safety hazards for residents, including children and pedestrians, and strain the rural infrastructure. 5. Consistency with Comprehensive Plan: Corcoran’s comprehensive plan emphasizes preserving agricultural and rural residential areas while carefully managing development. Approving a CUP for a non-residential use in an RR district may conflict with these goals. I encourage the city to evaluate whether this proposal aligns with the long-term vision for our community. I understand the importance of balancing community needs with individual rights, but I believe the proposed use does not meet the standards for a conditional use permit under Minnesota law (Minn. Stat. § 462.3595), which requires that CUPs satisfy specific criteria and be compatible with surrounding land uses. The proposed changes risk altering the character of our neighborhood and setting a precedent for further non-residential development in rural residential areas. I respectfully request that the Planning Commission and City Council deny the conditional use permit. If the city is inclined to approve it, I urge you to impose strict conditions, such as prohibiting the paved parking lot, limiting the size and scope of the pole barn addition, capping the frequency and size of gatherings, and restricting future expansion or transfer of the permit. Thank you for considering my concerns. I am happy to provide additional input. Please keep me informed of any developments regarding this application. Best Regards, Nicholas and Jacqueline Kasper 542 543 544 545 This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. Outlook Suppor t for New Mahavan Temple & Eco Farm Community From mukund vk <mukund.vk@gmail.com> Date Thu 5/1/2025 3:05 PM To Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Name : Mukund Kulkarni Address : 19311 Penny Royal Ct, Corcoran. MN 55340 Email mukund.vk@gmail.com Date : 05/01/2025 City of Corcoran Council 8200 County Road 116 Corcoran, MN Subject: Support for New Mahavan Temple & Eco Farm Community Dear City Council Members, I am wri ng to express my strong support for the proposed New Mahavan Temple & Eco Farm Community in Corcoran. I have been a proud resident of Corcoran since 2018 and have been ac vely involved in this community for over a decade. Corcoran residents currently do not have a local place of worship. Approving this temple will serve the spiritual and cultural needs of our community, providing a peaceful and accessible space for worship and scripture study. I urge the City Council to approve this applica on as it will greatly benefit Corcoran’s residents, fostering a sense of belonging and cultural enrichment. Thank you for your me and considera on. Sincerely, Mukund Kulkarni 546 This message was sent from outside of the organization. Please do not click links or open attachments unless you recognize the source of this email and know the content is safe. Outlook Suppor t for New Mahavan Temple & Eco Farm Community From Manohar Krishna Das <manoharkdas@gmail.com> Date Thu 5/1/2025 2:04 PM To Dwight Klingbeil <DKlingbeil@corcoranmn.gov> Cc Kirti Agrawal <kirtagrawal@gmail.com> Manoj K Prasad 19359 Penny Royal Ct, Corcoran, MN 55340 manoharkdas@gmail.com 30 Apr 2025 City of Corcoran Council 8200 County Road 116 Corcoran, MN Subject: Support for New Mahavan Temple & Eco Farm Community Dear City Council Members, I am wri ng to express my strong support for the proposed New Mahavan Temple & Eco Farm Community in Corcoran. I have been a proud resident of Corcoran since 2017 and have been ac vely involved in this community for over a decade. Our small congrega on consists of many Corcoran residents who currently do not have a local place of worship. Approving this temple will serve the spiritual and cultural needs of our community, providing a peaceful and accessible space for worship and scripture study. I urge the City Council to approve this applica on as it will greatly benefit Corcoran’s residents, fostering a sense of belonging and cultural enrichment. Thank you for your me and considera on. Sincerely, Manoj Kishore Prasad 952-288-7760 547 548 549 550 551 552 553 554 555 556 557 558 559 560 561 Samuel W. Diehl Managing Partner p. 612.429.8100 sam.diehl@crosscastle.com 2140 4th Ave N. Anoka, MN 55303 CrossCastle PLLC|www.CrossCastle.com Minneapolis|Washington May 21, 2025 Mayor Tom McKee City Councilmembers City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Via Email Re: New Mahavan Temple CUP Application Dear Mayor McKee and Councilmembers: This law firm represents the New Mahavan Temple (the “Temple”). This Thursday, May 22, 2025, the Council is scheduled to review the Temple’s application for a Conditional Use Permit (“CUP”) that would allow a place of worship at 8750 Trail Haven Road (the “Property”). This letter provides information that we believe will be helpful to you as you review the Temple’s application. Background: Applicable Law The Temple’s right to meet and worship is protected by the U.S. Constitution, and other Minnesota and federal law. Under Minnesota law, city councils have varying levels of when making zoning decisions. When considering whether to grant a CUP, city council discretion is limited. As the League of Minnesota Cities has explained, “If the applicant meets all the ordinance standards, the city usually has no legal basis to deny the CUP.” See https://www.lmc.org/resourc es/land-use-conditional-use-permits/. Moreover, Minnesota law prohibits the denial of a CUP based on unsupported concerns raised by opponents of a project. See, e.g., Yang v. Cnty. of Carver, 660 N.W.2d 828, 834 (Minn. Ct. App. 2003) (citing C.R. Investments, Inc., 304 N.W.2d 320, 325- 28 (Minn. 1981); Minnetonka Congregation of Jehovah’s Witnesses, Inc. v. Svee, 226 N.W.2d 306, 309 (Minn. 1975)). The City Council’s consideration of the Temple’s application for a CUP is further constrained by the federal First Amendment as Thursday’s decision will determine whether protected assembly, speech, and religious exercise may occur at the property. Among other limitations, the First Amendment requires any decision denying the Temple’s requested CUP to be both: (1) “narrowly tailored to serve a significant governmental interest, and (2) leave open ample alternative channels for communication….” Cornerstone Bible Church v. City of Hastings, 948 F.2d 464, 468 (8th Cir. 1991). To demonstrate such a significant governmental interest, a city may not rely on “shoddy data or reasoning.” City of Los Angeles v. Alameda Books, Inc., 535 U.S. 425, 426 (2002). Instead, 562 Mayor Tom McKee City Councilmembers May 21, 2024 Page 2 the evidence in the record at the time of the decision “must fairly support [the] rationale for” the Council’s decision. Id. A 2017 decision by a Minnesota federal district court demonstrates how these standards are applied. In 2014, St. Michael’s city council denied a church’s application asking the city to rezone a property to allow a place of worship. See Riverside Church v. City of St. Michael, No. CV 15- 1575, 2017 WL 3521719, at *4-5 (D. Minn., Aug. 16, 2017). The council denied the application, citing a traffic study conducted by a qualified traffic engineer showing that if the church’s attendance reached 1,200, the nearest “Intersection would not function properly and begin to experience operational … and safety issues.” Id. at 4. Even with actual evidence supporting its concern, the Court found that the city violated the First Amendment because it could have narrowly tailored its decision by allowing the religious use with a condition addressing the traffic study’s concern. Id. Application of Legal Standards to the Temple’s CUP Application Applying these standards, even if there was any evidence in the record that the Temple’s use might cause a potential negative effect, the Council could not deny the Temple’s CUP. Instead, the law would require the City to narrowly tailor its decision to address the specific concern at issue, while still allowing the Temple to use the property for worship. Of course, there is no record evidence that the Temple’s use will negatively impact any significant governmental interest. The Temple’s application and proposed use complies with all of Corcoran’s ordinance requirements and performance standards. City staff has thoroughly reviewed its application and recommends approval. And the record before the council demonstrates that the Temple’s will not cause any negative effects. Among other evidence supporting the Temple’s use, the record before the Council demonstrates that: Places of worship are allowed on the Property with a CUP under the Comprehensive Plan and the Property’s Rural Residential zoning. The traffic study conducted by the City shows that there are no concerns with the Temple’s use and adjacent intersections will continue to operate at the highest “A” level of service. The Temple seeks no variance; its proposed use complies with all the City’s ordinances and standards. At the same time, there is no support in the record for the denial resolution’s findings. For example, The denial resolution states that the Temple’s use “would create light and noise pollution,” but this is not accurate: 563 Mayor Tom McKee City Councilmembers May 21, 2024 Page 3 o There have been no services at the Property and there have never been noise concerns associated with the Temple’s current temporary use at Wayzata High School; o The only exterior lights that will be added to the property are those required by the City code; and o The Temple is proposing to add significantly more bushes and trees than are required by the City to improve screening. The denial resolution states that the proposed use “is likely to substantially diminish and impair” local property values. Again, there is no support for this assertion. See also, e.g., Carroll, T. M., Clauretie, T.M., & Jensen, J., “Living next to Godliness: Residential property values and churches,” Journal of Real Estate Finance and Economics, 12, 319- 330 (1996); Brandt, S, Maennig, W. & Richter, F. “Do Houses of Worship Affect Housing Prices? Evidence from Germany,” Growth and Change, Wiley Blackwell, vol. 45(4). And courts have also uniformly found that potential effects on property values is not a legitimate basis for denying land use approval. See Zoning regulations as affecting churches, 74 A.L.R.2d 377 at §5 (collecting cases). The Temple’s planned building, even with its proposed expansion, will have only 21% of the square footage and parking stalls as the St. Thomas of the Apostle Catholic Church that is being constructed just down County Highway 10 from the Temple’s Property and is rightly set to be approved on the Council’s consent agenda at Thursday’s meeting. There are other reasons why the Temple’s CUP should be approved. However, we trust that this brief summary is sufficient. We ask the Council to approve the Temple’s application on Thursday. We look forward to participating in the meeting. The Temple’s representative and I will be at the meeting and are available to answer any questions that you or City staff may have at, or at any time before, Thursday’s meeting. Sincerely, Samuel W. Diehl CrossCastle PLLC cc: City Attorney (via email) City Planner (via email) 4907-0023-8661, v. 2 564 To Mayor Tom McKee and Members of the City Council City of Corcoran 8200 County Road 116 Corcoran MN 55340 Dear Mayor Tom McKee and Council members I’m Manoj K Prasad from Corcoran, MN. I started a petition to you, and so far, over 130 residents of Corcoran have joined me in this effort. The petition states: To Mayor Tom McKee and Members of the City Council City of Corcoran 8200 County Road 116 Corcoran MN 55340 As residents of the Corcoran, we are writing to express our strong support for the proposed New Mahavan Temple at 8750 Trail Haven Road, Corcoran, MN, 55340. While most of us will not worship at the Temple, we believe it will be a valuable addition to our community. We urge you to vote in favor of approval of the conditional use permit (CUP) the Temple as requested. Approval of the New Mahavan Temple will provide a place of worship and spiritual gathering for its members, who have had to worship in temporary locations before this. We recognize the importance of religious freedom and believe that the presence of diverse faith institutions strengthens the fabric of our society. Approval of the New Mahavan Temple project demonstrates a commitment to these values and will contribute to a more inclusive and understanding community for all of us. We are confident that the project will not have any negative impact on its neighbors and, instead, will have a positive impact. Its design is sensitive to the neighborhood in which it is located and will not 565 look different from other pole barns in the area. There will not be any negative impact on local traffic as shown by the traffic study that was conducted. And we appreciate the efforts made by the project’s organizers to engage with the community and address concerns that were raised. For these reasons, the undersigned residents of Corcoran wholeheartedly support the New Mahavan Temple project. We ask you to vote to approve the CUP that the group has requested and grant any other approvals necessary for its timely completion. We look forward to welcoming the Temple and its members to our neighborhood. Sincerely, Residents of Corcoran Why this petition matters to the city? I would like start with some quotes to set the perspective and long-term vision. Human society is no longer bounded by geographical limits to particular countries or communities. Human society is broader than in the Middle Ages, and the world tendency is toward one state or one human society. Human society, at the present moment, is not in the darkness of oblivion. It has made rapid progress in the fields of material comforts, education and economic development throughout the entire world. But there is a pinprick somewhere in the social body at large, and therefore there are large-scale quarrels, even over less important issues. There is need of a clue as to how humanity can become one in peace, friendship and prosperity with a common cause. There is a need for the science of Krishna in human society for the good of all suffering humanity of the world, and we simply request the leaders of all nations to pick up this science of Krishna for their own good, for the good of society and for the good of all the world’s people. [from Introduction to book Srimad-Bhagavatam by Srila Prabhupada founder of ISKCON] George Harrison the lead singer and musician of Beatles group has said: Everybody is looking for KRISHNA. Some don’t realize that they are, but they are. KRISHNA is GOD, the Source of all that exists, the Cause of all that is, was, or ever will be. As GOD is unlimited, HE has many Names. Allah-Buddha-Jehova-Rama: All are KRISHNA, all are ONE. By serving GOD through each 566 thought, word, and DEED, and by chanting of HIS Holy Names, the devotee quickly develops God- consciousness. By chanting Hare Krishna Hare Krishna Krishna Krishna Hare Hare Hare Rama Hare Rama Rama Rama Hare Hare [from introduction to the book “Chant and Be Happy”] The New Mahavan Temple will serve like an oasis in the desert of material existence and help us get connected with the source of everything GOD which will fill us with lasting peace, joy and love. It will help people be educated in transcendental science of God Realization. The New Mahavan Temple in Corcoran will provide cultural and spiritual advancement as the primary benefit. As secondary benefit it will provide health and economic benefits to the city. Above all it will facilitate character development in the citizens. Throughout history, temples have served as more than just places of worship; they have been the cornerstones of communities, acting as vital centers for: • Cultural Preservation: Temples are repositories of art, architecture, music, and spiritual traditions, preserving and passing down cultural heritage through generations. • Community Building: Temples have historically served as gathering places, fostering a sense of belonging, unity, and shared identity. • Education and Spiritual Growth: Temples have long been centers of learning, providing spiritual education, moral guidance, and philosophical discourse. • Charitable Service: Temples often play a vital role in serving the community, providing food assistance, social services, and support for those in need. • Economic Vitality: Temples can stimulate local economies by attracting residents and visitors, supporting local businesses, and creating employment opportunities. Here’s the link: https://sign.moveon.org/petitions/support-for-the-new-mahavan-temple- project. Please find the list of residents of Corcoran who signed on paper (52) and also those who signed online (108) If you would like, I can also send a .pdf and/or .csv of my fellow signers for your records. I would be happy to meet in person to discuss this further. Sincerely, Manoj K Prasad 567 Petition Signers from City of Corcoran – online id first_name last_name postcode City Address 322579002 Manohar Krishna Das 55340 Corcoran Moderator 322580525 Mukund Kulkarni 55340 Corcoran 19311 Penny Royal Court 322582680 Manoj Prasad 55337 Corcoran 19359 Penny Royal Court 322583100 Rashmi Prasad 55340 Corcoran 19359 Penny Royal Court 322603057 Neha Prasad 55340 Corcoran 19359 Penny Royal Court 322619512 jeevan Thumma 55340 Corcoran 6634 Primrose Ct #112 322619603 Ajay Kardak 55340 Corcoran 6648 Annabelle Ln 322619610 Lakshmi Meka 55340 Corcoran 19391 Annabelle Ln 322619694 Rajaprathap Rajadurai 55340 Corcoran 19166 Galloway Cir 322619870 Amruta Gavane 55340 Corcoran 6679 Annabelle Ln 322619910 Alekhya Gurijala 55340 Corcoran 6656 Annabelle Ln 322620381 Satya Prasad 55340 Corcoran 19127 63rd Ave N 322620398 Tanvee Shah 55340 Corcoran 19472 Annabelle Ln 322620660 Rachita Kamal 55340 Corcoran 19436 Annabelle Ln 322620750 Sumit Behl 55340 Corcoran 6646 Primrose Ct 322620805 Swaraj Mukherjee 55340 Corcoran 6660 Carriage Way 322621066 Ashish Biswas 55340 Corcoran 19100 63rd Ave N 322621360 Vipin Saxena 55340 Corcoran 6679 Annabelle Ln 322621651 Sara Rao 55340 Corcoran 322621991 Swarna Muddu 55340 Corcoran 19321 Lupine Ln 322622930 Venkata Kurra 55340 Corcoran 19213 Paddock Ln 322624052 Arvind Zalaki 55340 Corcoran 567 Aster Rd 322624959 Sudhakar Vennapusa 55340 Corcoran 322625105 Prasanthi Vennapusa 55340 Corcoran 322625194 Ramana Meda 55340 Corcoran 19957 64th Ave 322649102 Suhasini Sidda 55340 Hamel 19957 64th Ave 322650022 Naga P 55340 Hamel 1024 Field Ct 322656326 Praveena Reddy 55340 Corcoran 6385 Steeple Chase 322657732 Param Alla 55340 Corcoran 6519 Carriage Way 322657903 Sudhanshu Singh 55340 Corcoran 19331 Bridle Path 322657988 Anjan Dey 55340 Corcoran 6727 Annabelle Ln 322658216 Smitha Stavos 55340 Corcoran 6552 Carriage Way 322658225 Jahnavi Tripuraneni 55340 Corcoran 6462 Larkspur Ln 322658496 Venkat Nori 55340 Corcoran 19327 Primrose Ln 568 322660526 Raghav Vutikonda 55340 Corcoran 6258 Tamarack Ln 322660897 Sreevidya Meesala 55340 Corcoran 6258 Tamarack Ln 322661051 Ajoy Yarlagadda 55340 Corcoran 6217 Tamarack Ln 322665342 Saravanan Kumar 55340 Corcoran 6212 Snowberry Ct 322666568 Karan Sapiah 55340 Corcoran 19337 Annabelle Ln 322668119 Satya tara A 55340 Corcoran 6519 Carriage Way, 322668171 SUCHISMITA DAS 55340 Corcoran 6547 Prairie Sage Ln 322668291 Geetha Appikulam 55340 Corcoran 6523 Prairie Sage Ln 322669267 Sumalatha M 55340 Corcoran 19454 Sunflower Ct 322671281 BalaSai K 55340 Hamel 20149 79TH PL 322673399 Priya Bhattacharya 55340 Corcoran 19331 Bridle Path 322713187 Puneet Goyal 55340 Corcoran 6520 Prairie Sage Ln 322713831 Nancy Dhiman 55340 Corcoran 6234 Tamarack Ln 322714902 Viral Shah 55340 Corcoran 6663 Carriage Way 322718366 Purushotham Rao Keshavaram 55340 Corcoran 6361 Steeple Chase Ln 322720586 Sonal Nayak 55340 Hamel 1127 Middlefield Rd 322723455 Susmita Bhuyan 55340 Corcoran 19377 Lupine Ln 322726863 Animesh Tiwari 55340 Hamel 19095 66Th Ave N 322729828 Puja Paila 55340 Corcoran 6381 Larkspur Ln 322734372 Roja Damerla 55340 Corcoran 19327 Primrose Ln 322734699 Jalpa Kotak 55340 Corcoran 19901 64th Ave 322742936 Megha J 55340 Hamel 19944 64th Ave 322743542 Suraj Jangiti 55340 Corcoran 6656 Annabelle Ln 322743679 indraneel renukuntla 55340 Corcoran 19400 Annabelle Ln 322770969 Payal Varshney 55340 Corcoran 6621 Bridle Path, 322774230 Jalaja Subhash 55340 Hamel 19908 64th Ave 322788115 Pauly Hoffman 55340 Hamel 3421 Elm Creek DR 322800782 Balasubramaniam Govindarajalu 55340 Corcoran 6657 Bridle Path 322812389 Rasbihari Pal 55340 Corcoran 6345 Larkspur Ln 322813800 Kshitij Kashyap 55340 Corcoran 322814540 Sriram Thokala 55340 Corcoran 19391 Annabelle Ln 322814553 Nitin Prasad 55340 Corcoran 19359 Penny Royal Court 322815278 Roopa Kulkarni 78681 Corcoran 19311 Penny Royal Court 322815647 Tushar Ambre 55340 Corcoran 6524 Bridle Path 322815807 Saurabh Miglani 55340 Corcoran 19340 Annabelle Ln 322815973 Balaji Manoharan 55340 Corcoran 19349 Annabelle Ln 322816016 Abhinandan Tripathi 55340 Corcoran 6434 Larkspur Ct 322817353 PULLAREDDY RAJULA 55340 Corcoran 19532 Annabelle Ln 569 322818182 Ashwani Nag 55340 Corcoran 19053 Galloway Cir 322818447 Jimish Patel 55340 Corcoran 6681 Bridle Path 322818684 Amit Maheshwari 55340 Corcoran 6472 Prairie Sage Ln 322818855 Vijay Battula 55340 Corcoran 6487 Pr Sage Ln 322819629 Vikram Siruvuri 55340 Corcoran 6691 Wildflower Trl 322819699 Aditya Turlapati 55340 Corcoran 19451 Annabelle Lane 322820179 Naga Raju Devalla 55340 Corcoran 6349 Steeple Chase Ln 322821886 Srikanth Balasubramaniam 55340 Corcoran 6614 Coach House Ln 322824053 Chandu Boddu 55340 Hamel 19956 64th Ave 322824493 Gurinder Singh 55340 Corcoran 6517 Bridle Path 322827658 Niranjan Reddy 55340 Corcoran 6385 Steeple Chase Ln 322827737 Navnit Narayan 55340 Corcoran 6672 Carriage Way 322828205 Nupur Mungikar 55340 Corcoran 19412 Annabelle Ln 322830367 Sujay D 55340 Corcoran 19353 Lupine Ln 322849853 Subbalakshmi Marisetti 55340 Hamel 20138 79th Ave 322865144 Rohith S 55340 Corcoran 6273 Larkspur Ln 322865939 Leela C 55340 Corcoran 322873621 Pushpendra Tiwari 55340 Corcoran 20110 78th Place 322874123 Reena Pandey 55340 Corcoran 20110 78th Place 322879856 Ashutosh Mishra 55340 Corcoran 6508 Prairie Sage LN 322882267 Pavan Yarlagadda 55340 Hamel 6381 Tamarack Ln 322883974 Neeraj Sharma 55340 Corcoran 616 Annabelle Ln 322885971 Veeratej Garre 55340 Corcoran 6437 Tamarack Ln 322904202 Suman Goel 55340 Corcoran 322904769 Harish Awasthi 55340 Corcoran 19545 Annabelle Ln 322906011 Venkatesh Vasudevan 55340 Corcoran 6576 Carriage Way 323016454 Srinivasa Narra 55340 Corcoran 6462 Larkspur Ln 323021785 govindarajan janarthanan 55340 Corcoran 6649 Primrose Ct 323029793 Bhargava Srikantha 55340 Corcoran 19454 Sunflower Ct 323029804 Hemavathy Vemareddy 55340 Corcoran 6487 Prairie Sage Ln 323029844 Veerendra Naik 55340 Corcoran 6609 Coach House Ln 323029908 Rajan K 55340 Corcoran 323032271 Rachna Tiwari 55340 Corcoran 19095 66th Ave N 323048819 Anbulingom Thangam 55340 Corcoran 323063428 Vikram Reddy Ramidi 55340 Corcoran 6261 Larkspur Ln 570 57 1 57 2 STAFF REPORT Agenda Item: 7.b Council Meeting: May 22, 2025 Prepared By: Natalie Davis Topic: Chastek Family Farm Rezoning and Preliminary Plat (City File No. 25-001) Action Required: Decision Summary The applicant, Trek Real Estate and Development and Hempel Real Estate DBA Emerald Rose, LLC, requests approval of a land use application for 7600 Maple Hill Road. The subject property is located northeast of the County Road 10 and Maple Hill Road intersection, south of Maple Hill Estates and north of Bass Lake Crossing. The application includes a request to rezone the parcel to the RSF-3 (Single Family and Two-Family Residential) zoning district and a preliminary plat to create 104 single-family residential lots and 3 outlots. Options 1. Approve as proposed. 2. Approve with changes. 3. Deny and provide findings of fact to draft denial resolution. Recommendation Planning Commission and staff recommend approval of the following: Ordinance 2025-550 Rezoning to RSF-3 Summary Ordinance 2025-551 Requires a 4/5 vote Resolution 2025-53 with Findings of Fact to Support the Rezoning to RSF-3 Resolution 2025-54 Approving the Preliminary Plat with conditions Council Action Attachments 1. 2025-05-22 Chastek City Council Staff Report.pdf 2. 7b. Written Public Comment J. Lanz.pdf 573 Page 1 of 21 STAFF REPORT Agenda Item 7b. City Council Meeting: May 22, 2025 Prepared By: Natalie Davis McKeown Topic: “Chastek Family Farm” Rezoning and Preliminary Plat (PID 21-119-23-12-0002) (City File No. 25-001) Action Required: Decision Review Deadline: June 6, 2025 1. Request The applicant, Trek Real Estate and Development and Hempel Real Estate DBA Emerald Rose, LLC, requests approval of a land use application for 7600 Maple Hill Road. The subject property is located northeast of the County Road 10 and Maple Hill Road intersection, south of Maple Hill Estates and north of Bass Lake Crossing. The application includes a request to rezone the parcel to the RSF-3 (Single Family and Two-Family Residential) zoning district and a preliminary plat to create 104 single-family residential lots and 3 outlots. 2. Context Background The Chastek property previously housed a wholesale greenhouse business known as “Chastek Greenhouses, Inc.”. The property was previously platted in 1992 under the name “Chastek Farm” to carve off a 1.5-acre parcel for a single-family home. That single-family home is not part of the proposed development action. A preliminary Planned Unit Development (PUD) and preliminary plat for this site was denied by City Council in 2024. A new concept plan for a plat under the City’s RSF-3 (Single Family Residential) district standards was reviewed at the end of 2024 by the City Council, and the new application is consistent with that concept plan. Figure 1 Project Site 7600 Maple Hill Road 574 Page 2 of 21 Zoning and Land Use The subject property is guided for low density residential and currently zoned RSF-2 (Single-Family Residential 2). There is a small portion of the property in the southeast corner that is suspected to be located within the Shoreland Overlay District. The property is within the Metropolitan Urban Service Area (MUSA) and Phase 1 of the 2040 Staging Plan. Surrounding Properties The existing land use, guiding, and zoning of the surrounding properties are provided in the table below: Direction Existing Land Use Guided Land Use in 2040 Comp Plan Zoning District North Maple Hill Estates Medium Density Residential Manufactured Home Park East Vacant / Fairway Shores Villas at Cook Lake Low Density Residential Planned Unit Development (PUD) South Bass Lake Crossing Low Density Residential Planned Unit Development (PUD) West - Adjacent/enclosed homestead Residential Low Density Residential RSF-2 West - Across Maple Hill Rd - Agriculture - Good Shepard Lutheran Church - Residential - Mixed Use - Public/Semi- Public - Downtown Mixed Use (DMU) - Public / Institutional Natural Characteristics of The Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not reflect any natural communities of note on the subject property. A wetland delineation was completed on this property and finalized in January 2023. This process confirmed five relatively small wetlands throughout the property as shown in the image to the right. 575 Page 3 of 21 Planning Commission Review This item was reviewed by the Planning Commission at their regular meeting on March 6, 2025. A public hearing was held and no one spoke on this item. The Planning Commission recommended approval as presented by staff on a 3-1 vote. After the Planning Commission meeting, the applicant requested the item be postponed for City Council review while the road improvements were further reviewed by the applicant team. 3. Analysis Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, other City Code requirements, and City policies. A review of the plans was coordinated with the City’s Engineer and Public Safety team, and their comments are incorporated into this staff report. Detailed comments are attached in the City’s Engineer’s Memo and Public Safety Memo. The approval conditions require compliance with these memos. A. Level of Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a Rezoning (also referred to as a Zoning Ordinance Amendment to the Zoning Map). The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. Figure 2 Wetland Delineation 576 Page 4 of 21 The City’s discretion in approving a preliminary plat is limited to whether the proposed plat meets the standards outlined in the City’s subdivision and zoning ordinances. If it meets the standards, the City must approve the preliminary plat. B. Rezoning Section 1070.010 details the process to handle Zoning Amendment requests, both text and map amendments. The site is currently zoned RSF-2, and the applicant requests the site be rezoned to RSF-3. This will allow for lots as small as 7,500 sq. ft. with a lot width of 65’ whereas the RSF-2 requires a minimum lot size of 11,000 sq. ft. and an 80’ lot width. The City Council should consider the following evaluation criteria for the Zoning Amendment requests: 1. The proposed action has been considered in relation to the specific policies and provisions of and has been found to be consistent with the City Comprehensive Plan, including public facilities and capital improvement plans. Staff finds the zoning amendment request complies with the City’s Comprehensive plan. The smaller lot size standards are anticipated to allow the applicant to reach the required 3 units per acre minimum needed for the low- density residential land use category the property is guided in the 2040 Comprehensive Plan. Per the provided site plan, the estimated pre-development density is 3.00 units an acre. This calculation does not appear to include wetland buffers, and the land area under the 100-year ordinary high-water level (OHWL) differs from previous documentation shared with the City. The provided wetland buffer plan notes the required wetland buffers equate to roughly 0.68 acres. Staff anticipates the final density number will be slightly above 3 units an acre for the overall development. The net development area for the plat must be confirmed with a final plat application should the project move forward. 2. The proposed action meets the purpose and intent of this Ordinance, or, in the case of a map amendment, it meets the purpose and intent of the individual district. The intent of the RSF-3 district, as amended by the Woodland Hills application on March 28, 2024, is as follows (Section 1040.050): Purpose. The RSF-3 district is intended to provide for new single-family neighborhoods with a lot area that is smaller than the City’s traditional single-family lot as well as directly related, complementary uses. This zoning district is intended to be the primary single-family zoning district for future residential developments. The smaller lot area will make efficient use of the City’s land supply and investment in public utilities and allow the City to efficiently protect and preserve its natural resources such as 577 Page 5 of 21 wetlands and woodlands. In addition, the smaller lot area will help the City meet its density goal for new single-family homes. Single family homes, as well as two-family dwellings, are allowed in this district. New development within this district will be allowed only when a full range of municipal serves and facilities are available to serve the area. Areas zones RSF-3 are guided Low Density or Conservation Residential on the City’s 2040 Comprehensive Plan. Development within this district is required based on the land use designation in the Comprehensive Plan. The proposed rezoning meets the purpose and intent of the RSF-3 district which is intended to be the primary single-family zoning district for new residential development. 3. There is adequate infrastructure available to serve the proposed action. With the required improvements of this development, there will be adequate infrastructure available to serve the site developed at RSF-3 standards. The City Engineer completed an infrastructure feasibility study evaluating a similar development on this same site in December 2023. The City completed an updated infrastructure feasibility study in February 2025 based on this new submittal. Additionally, the applicant also hired a traffic engineer to complete their own traffic study to evaluate recommended road improvements needed to support the development. The City Engineer evaluated the applicant obtained data and findings in combination with the data and findings in the feasibility study. Staff finds the following road improvements are necessary to support the Chastek development and a responsibility of the developer: o County Road 10/Maple Hill Rd Construct a dedicated westbound right lane on County Road 10 each 300’ in length to accommodate additional turning movement traffic. Construct a dedicated southbound left and right turn lanes each 300’ in length on Maple Hill Road. Maple Hill Road shall be improved to current City standards from County Road 10 to the northern most access of the development with the final design to be determined as the project moves forward. It was determined an eastbound left turn lane on County Road 10 is not needed at this time with the condition that the Chastek development has access to Fir Lane North from the onset of the development. 578 Page 6 of 21 Trunk sewer is currently available on the site. Water pressure and supply were confirmed as adequate for the site. 4. There is an adequate buffer or transition between potentially incompatible districts. Rezoning the property to RSF-3 is compatible with the existing zoning districts to the south and east which are Planned Unit Development (PUD) districts that used the RSF-3 standards as the underlying district. Directly north is the Manufactured Home Park (MP) district, which has a higher density of homes, but typically, lower-density developments are not required to buffer from higher intensity uses. The application proposes a privacy fence near portions of the north property line of the development to provide some screening. A buffer yard class A is required around the perimeter of the exception piece that fronts Maple Hills Road in the northeast corner of the project boundary as that property will remain zoned as RSF-2. Figure 3 Preliminary Site Plan 579 Page 7 of 21 C. Preliminary Plat The proposed preliminary plat subdivides the property into 104 residential lots and 3 outlots containing wetlands and stormwater ponding. The application indicates this is anticipated to be a two-phase development with 52 lots in each phase. The narrative is silent on whether there will be a Homeowners Association (HOA). The outlots will either require a HOA for long-term maintenance, or the outlots must be absorbed by the surrounding lots if there will not be an HOA. This is a condition of approval in the resolution for the preliminary plat. Lot Analysis Should the site be rezoned to RSF-3, the following standards would apply to this development: Standard RSF-3 Standard for Single- Family Minimum Lot Area 7,500 sq. ft. Minimum Lot Width 65’ Minimum Principal Structure Setbacks: - Front (Major Roadway) 100’ - Front (Other Streets) 20’ - Front Porch (less than 120 sq. ft.) 15’ - Side (living) 10’ - Side living (garage) 5’ (min. separation 15’) - Rear 30’ All lots exceed the minimum lot area standard for the RSF-3 district. The smallest lot has an area of 7,863 square feet, and the largest lot is 28,411 square feet. The average lot size if 8,653 square feet. All lots meet or exceed the minimum lot width of 65’ as measured at the front setback with the exception of the lots on the bulb of the cul-de- sac (Lots 79-84) which measure 65’ at the minimum required front setback as allowed per the City Code. Roughly 28.8% of the lots exceed the minimum lot width standard with the average lot width 67.23’. The largest lot width is 87’ at the front property line. The site plan reflects the correct setbacks and indicates the proposed building pads. The development is proposed to comply with the side setbacks of 5’ on the garage side and 10’ on the living side of each lot with a required minimum separation of 15’. 580 Page 8 of 21 Shoreland Overlay District The standards for the Shoreland Overlay are provided in Section 1050.020 of the Zoning Ordinance. The shoreland overlay district extends 1,000 feet from the ordinary high-water level of Cook Lake. The district boundary is indicated on the plans along the southeast corner of the property and crosses over lots 30-34. Within the shoreland boundary on these lots, the impervious surface limit cannot exceed 25%, and the structure height cannot exceed 25’. It looks like the lot that will be impacted the most is Lot 34 as the east side of the proposed building pad will fall within the Shoreland Overlay and therefore cannot exceed 25’ in height. Design Construction Standards The application narrative does not identify a specific builder. However, the concept elevations provided with the application are from M&I Homes. All homes within this subdivision will be expected to meet the architectural design requirements of both Section 1060.050, Subd. 1(B) as well as Section 1040.040, Subd. 8. This includes design requirements regarding the front elevation, materials, architectural elements, non-monotony requirements, garage door requirements, and treatment of elevations other than the front. Compliance with these standards is finalized with building permit review for each individual home. Front elevations, for the purpose of these design standards, is the elevation facing the front lot lint on the street of the mailing address for the property. This front elevation must include brick, stone, stucco, fiber cement board, redwood, cedar, or other similar materials. A minimum of two different materials is Figure 4 Shoreland Overlay District Boundary Figure 5 Example Elevation Basement Villa 581 Page 9 of 21 required unless a house is entirely made of brick. Vinyl can also be used in combination with the other identified materials and a minimum of three different variations in color, style, or material on the elevation. No more than 75% of one type of exterior finish can be utilized on the front elevation. The example elevations do not provide a breakdown of the building materials, but they appear to be able to comply with this standard. The materials must be clearly identified with percentages with building permit applications. Additionally, the front elevation must consist of doors, windows, and variations of the wall face with the use of pilasters or columns, wainscots, canopies, or other architectural elements. All the example elevations appear to comply with this standard. This Section of the Zoning Ordinance provides that the garage shall not comprise more than 55% of the viewable ground floor street-facing linear building frontage. This standard is based on the measurement of the entire garage structure and on a measurement of the garage door or doors only. Corner lots are exempt from this requirement on one street elevation. The concept elevations do not provide dimensions to be able to confirm the 55% maximum is satisfied. The applicant must provide this information with each building permit for confirmation. Garage doors must be architecturally styled to match the exterior design of the home. This includes details such as raised panels, accent color, windows, etc. The concept elevations appear to comply with this standard. Allowable roofing materials include asphalt shingles, wood shingles (including shake), concrete, clay, ceramic tile roofs, or residential steel roofing material with hidden fasteners. Additionally, the roof overhangs must meet a minimum of 12 inches. This cannot be confirmed with the provided elevations, but the elevations appear to be able to comply. Finally, each elevation facing a street must use a minimum of 2 different materials and/or styles compatible with the front elevation. The following lots appear to have multiple facades that are oriented to a public street where this standard must be applied: 1, 5-8,9,10, 15, 21, 22, 33, 34, 43, 44, 57, 59, 60, 65, 66, 71, 72, 76, 89, 90, 96, 97, 100 and 101. All other elevations shall make a good faith effort to demonstrate that elements of the front elevation have been considered for incorporation on those elevations. Each side elevation will have at least one window or door opening. Finally, a maximum of 18 inches of the foundation wall may be exposed on any elevation. Figure 6 Example Elevation Patio Villa 582 Page 10 of 21 Wetlands A wetland delineation for this site was completed in January 2023. Five wetlands were confirmed on the site. The plan set calls out that 18,026 square feet of wetlands are proposed to be impacted with this development. All five wetlands will be impacted to some extent. The portions of wetlands that will remain are subject to the Wetland Overlay district (Section 1050.010). This includes wetland buffers, wetland buffer monument signs, and an additional 15’ structure setback from the edge of the buffer. Figure 7 Wetland Impact Plan 583 Page 11 of 21 The size of the buffer is dependent on the quality of the wetland. The City’s Natural Resources Community Quality Ranking map is based on the City’s quality assessment of known wetlands within the City. Wetlands not shown on this map are assumed to be of medium quality; however, there is a process to confirm wetland quality through Minnesota Rapid Assessment (MNRAM) methodology should the applicant decide wetland quality on the site needs to be re-evaluated. None of the delineated wetlands are shown on the City’s map and are assumed to be medium quality wetlands. The following buffer requirements will be applied: Requirement Medium Quality Wetland Buffer Average Width 25 feet Wetland Buffer Width (Min.) 20 feet Wetland Buffer Width (Max.) 40 feet Structure Setback from Buffer 15 feet Total Buffer and Structure Setback (Average) 40 feet The Wetland Buffer Plan provides the minimum and maximum buffer widths on Wetland 4, but this information must also be provided to Wetland 1 and Wetland 3 to confirm compliance with the City’s averaging requirements. The average widths are certified on the Wetland Buffer Plan and appear to comply assuming the minimum and maximum widths will also comply. This is handled as a condition of approval. In addition to buffer widths, a permanent wetland buffer monument is required at each lot line that crosses a wetland buffer and where needed to indicate the contour of the buffer. The maximum spacing between signs is 200 feet of wetland edge. The Wetland Buffer Plan does show some wetland buffer monument locations, but the plan will need Figure 8 Natural Resources Community Quality Ranking Map 584 Page 12 of 21 to be revised to include buffer monuments where the buffer intersects with a property line and to indicate a change in contour. This is handled as a condition of approval. The seeding plan does not indicate a separate seed mix to be utilized for wetland buffers. As a condition of approval in the resolution, the City’s Wetland Consultant will provide final approval on the seeding mix to establish wetland buffers. A wetland buffer establishment plan that meets the City’s Buffer Vegetation Establishment Policy is required with the final plat and is subject to approval by the City’s Wetland Consultant. Landscaping Landscaping standards are provided in Section 1060.070 of the City Code. Residential uses must provide one overstory tree per dwelling unit. In addition to the underlying tree requirement, a buffer yard class A is required around the entire perimeter of the exception piece that fronts Maple Hills Road in the northwest corner of the project boundary as that property will remain zoned as RSF-2. The table below provides the options to satisfy the buffer yard class A requirement. Buffer Yard Class Width Overstory Plantings1 Understory Plantings1 Shrubs1,2 Structures3 A 10’ 1 2 0 None 15’ 1 1.5 0 None 20’ 0.5 1.25 0 None 1 Per 100 feet of distance 2Requirement must be met by shrubs, tall native prairie plantings, or a combination deemed acceptable by the City 3Fences are subject to requirements in Section 1060.080 Assuming a buffer yard width of 10’, the required plantings would be 10 overstory trees and 19 understory trees (rounding up to the next whole tree) with the provided perimeter of the exception lot roughly 932 feet. These plantings must be provided on top of the required plantings based on the lot count. Currently, the north perimeter of the exception piece has a 13’ wide strip of land that is currently not called out as a lot, outlot, or road right-of-way. This area will need to be under a buffer yard easement with the required plantings for a 10’ wide buffer yard. If there will be an HOA, this area could be handled as an outlot, but if there is no HOA, it should be absorbed as Lot 9. Revising the plans to account for this portion of the buffer is included as a condition of approval in the resolution. 585 Page 13 of 21 Figure 9 Planted Buffer Yard for Exception Piece The landscaping plan appears to show some portions of the buffer yard around the exception piece as wide as 20’. A buffer yard easement is required to cover the required width and all buffer yard plantings, so the applicant may want to consider relocating the trees for a consistent 10’ buffer yard width to maximize usable yard space for residents since the required number of plantings are already being provided in this area. Alternatively, a 20’ buffer yard can be provided, and the plantings could be reduced if desired. The Seeding Plan must also be revised to indicate areas that have a planted buffer yard must be planted with native grasses. Sod is not allowed in these areas. Overall, a total of 114 overstory trees and 19 understory trees are required for this development. The Landscaping Plan proposes 119 overstory trees and 29 ornamental trees. This area of the City is not subject to a preferred tree list; however, species within the buffer yard easement must be a native or naturalized species. A condition of approval includes that class A buffer yard must only include species that are considered native or naturalized in MN. No more than 1/3 of the trees in a development can be of the same species. The proposed amount of each species is below this threshold. The buffer yard ordinance also will apply to the east and south property lines. A PUD district is established on both neighboring developments. The underlying zoning district for these PUDs is RSF-3. This means that a planted buffer yard is not required along 586 Page 14 of 21 these boundaries, but the side and rear setbacks must be maintained equivalent to the rear setback requirement for RSF-3 (30’). This area will also be subject to an easement, but no plantings are required. This area can include sod, but no permanent features (such as a shed or pool) are permitted. This does not leave a lot of usable space for accessory structures and features in the yards along the south and east perimeters. However, the building envelopes appear to show that a small patio or deck should still be possible outside of the easement area. The Engineering Memo also provides comments on the proposed landscaping. The trees in the backyards of lots 34-37 must be a minimum of 10’ from the storm sewer. Trees behind lots 70, 71, 99, and 100 must not be located within the pond infrastructure access route. Streets and Access The proposed plat shows 4 full accesses into the development. There are two full accesses on Maple Hill Rd in addition to two accesses that align with the preliminarily approved Fairway Shores development to the east. However, the northern connection on Maple Hill Rd does not comply with the road network spacing shown within the City’s Southeast District Plan and creates a spacing and safety conflict with the existing church driveways to the west. Additionally, the northern connection does not meet the City’s spacing guidelines for planned Connector Streets, such as Maple Hill Road, which look to reduce access and conflict points for traffic. The resolution currently includes the recommendation to change the northern access into a cul-de-sac, or another turnaround that meets the City’s engineering standards, with a condition that an emergency access be provided in this area if there is not a 2nd access provided to Fir Lane North. This will result in the loss of at least 1 lot, but staff estimates that the final density estimate should still be slightly above 3 units per acres once wetland buffers and floodplain are deducted from the gross area of the site. 587 Page 15 of 21 As discussed previously, improvements to Maple Hill Rd and the intersection of Maple Hill Rd and County Road 10 were identified as necessary to support the proposed development with the review of this preliminary plat application. The developer is responsible for all the necessary improvements outlined in the feasibility study as follows: - CSAH 10/Maple Hill Road o Construct a dedicated westbound right lane on CSAH 10 each 300 feet in length. o Construct dedicated southbound left turn and right lanes each 300 feet in length on Maple Hill Road. - Maple Hill Road o Based on the additional traffic generated from the development and the condition of the roadway, improvements to Maple Hill Road are necessary to service additional traffic. The roadway shall be improved to provide service to this additional traffic from the northern most access of the development to County Road 10. Additional review was completed by the applicant team and City Engineering, and staff recommends removal of the requirement in the Feasibility Study for an eastbound left turn lane with the condition that access to Fir Lane North is available from the onset of the development. Proposed Maple Hill Road Connection Planned SE District Road Network 588 Page 16 of 21 The extent and details of the design of the road improvements will be further reviewed as the development is finalized. Finally, access for the exception piece shall be accounted for via the local street within the development. A ghost plat is required to show how access could be removed from Maple Hill Road and be served by this development should that parcel ever be redeveloped. This is a condition of approval of the preliminary plat. A written request from the applicant team received on May 15, 2025, stated a belief that the westbound right turn lane on County Road 10 was outside of the scope for this project. Staff respectfully disagrees as even their own traffic study supported this road improvement in order to support the development. Additionally, the applicant team requested their contribution to upgrade Maple Hill Road be limited to $500,000 considering the existing condition and users of the roadway. The cost of the improvements to Maple Hill Road is unknown to the City at this time. If the City were to except this proposal, there is a chance the City would need to go through a 429 Assessment process to finance the road improvements by assessing all benefitting properties. With 429 Assessment projects, there is often a gap between what is assessed to benefitting properties and the total project cost. Any gap would need to be financed by the City. The applicant and staff would like to understand the City Council’s position on road improvements related to development and whether there is a desire to assist in funding improvements in this area. Previous guidance from Council has been to not invest in transportation improvements unless it was a City-initiated project. Staff continues to assert that Maple Hill Road cannot support the proposed development without the identified improvements and this was confirmed by both the applicant’s and the City’s studies. With this in mind, the approving resolution as drafted requires the developer to be responsible for the identified road improvements as discussed above. Parking Section 1060.060, Subd. 9 requires 2 parking spaces for a single-family home. The elevations submitted appear to reflect two-car garages for all homes in the development. All garages must have a minimum 22-foot parking area in front of the garage that does not overlap into sidewalks or streets. There appear to be multiple driveways that will need to be increased in length by at least 2’. The site plan must be revised to dimension all driveways to ensure compliance with this standard. Per the Engineering Memo, all 28’ roads shall be signed “no parking” on one side, and no parking signs are also required within all cul-de-sacs. Utilities The Engineering Memo provides detailed utility comments. Trunk sewer is available to the site. Water pressure and supply are adequate to serve the site. The applicant is required to comply with the revisions and requirements outlined in the Engineering Memo. 589 Page 17 of 21 Easements Perimeter drainage and utility (D&U) easements are shown the Preliminary Plat as required. Additional D&U easements must be provided over all infrastructure used for maintenance, conveyance, and treatment of stormwater including drainage swales. D&Us are also required over all wetlands, wetland buffers, and areas within the 100- year floodplain. Easements must also be provided over all public infrastructure as well. Any existing easements should be provided to the City for review. Vacation of existing easements in favor of the City require a vacation application with the City. The private access easement over the south of the parcel shall be removed or vacated. The Engineering Memo identifies a few shown D&U easements that need revisions to fully encompass infrastructure for the site. Site improvements or items placed within the City ROW or easements will require an encroachment agreement. Grading and Stormwater The Engineering Memo provides a number of additional items related to grading and stormwater that must be addressed with the final plat submittal. The project will require preparation and compliance with a finalized Stormwater Pollution Prevention Plan (SWPPP). The grading to the east property line and storm water placement must be coordinated with Fairway Shores. If Fairway Shores does not proceed on a shared construction timeline, then the applicant must obtain an easement or other landowner permission to install the drainage and storm sewer along the shared property line as shown. The current stormwater conveyance must be revised per the Engineering Memo to minimize impacts on Maple Hill Estates, and offsite conveyance improvements appear warranted. Lighting Street lighting locations are not currently shown on the development plans. Final location will be reviewed and determined at the time of final plat, per the Engineering Memo. Per staff’s most recent understanding of the electrical company boundaries, Wright Hennepin will provide the street lighting for this development. Lighting must comply with the lighting requirements of Section 1060.040 of the Zoning Ordinance. Fence Two fences are shown along the north property line. One along the northern boundary of Outlot A near the western group of lots, and the other along the backyards of the eastern group of lots. Staff has no concerns with the location of the eastern fence. However, the location of the western fence is recommended to be revised. The location of the fence will not provide screening as the house lots will be 8’ above the fence. Additionally, the fence is located within the existing utility easement on the property. The Engineering Memo states a concern this fence could possibly impede flow of stormwater through the drainage swale. To avoid this complication or an encroachment agreement, the fence should be relocated out of that easement. The fence can be 590 Page 18 of 21 located in the underlying lot perimeter drainage and utility easements without a formal encroachment agreement as long as it does not overlap with the larger existing utility easement for the trunk infrastructure in this area. Figure 10 Privacy Fences Near North Boundary Signage No signage is discussed in the narrative or shown on the site plan. Signs throughout the development must comply with Chapter 84 of the City Code. Residential developments are allowed 2 freestanding signs with a sign copy area of up to 32 sq. ft. and a height of 6’. This can be reviewed and approved administratively as a sign permit. 2040 Parks and Trails Map The 2040 Parks and Trails Map provides guidance to the City for acquiring land for parks and trails. No parks are shown within the vicinity of this project. A proposed off- road trail is shown along the northern property line. Trails and Sidewalks Figure 11 2040 Parks and Trails Map 591 Page 19 of 21 The applicant’s plans show the off-road trail in addition to sidewalks. The plans show a sidewalk on one side of the internal streets as required. Specifically, there is a sidewalk shown on the north side of Street C, the west side of Street D, the south side of Street E, the south side of Street B, and the east side of Street A. For off-road trails, the City policy is to require an 8’ wide trail in a 20’ easement. A proposed trail alignment that meets these specifications is shown. Staff notes that due to the wetlands on the site and the site l layout, the off-road trail leads to the area of the sidewalk along Street C two times. On the western portion of the site where this occurs, an on-road trail appears to be proposed. Figure 13 Western Portion of Trail Easement On the eastern portion of the site, the off-road trail “T”s up to the sidewalk before the sidewalk continues to the east. Figure 12 Trail Easement Exhibit 592 Page 20 of 21 Figure 14 Eastern Portion of Trail Easement Additionally, the trail is located within the wetland buffer on the western portion of the site before it leads up to the sidewalk. A paved trail is not permitted within the wetland buffer and is subject to a 5’ setback from the wetland buffer edge. Public Works staff also noted that an on-road trail that crosses driveways creates a number of logistical issues with maintenance, so a sidewalk would be recommended where driveways are located. Considering the interruptions in the proposed trail corridor as well as the fact that there can be a continuous sidewalk as proposed on the north side of Street C, staff believes it makes sense to forego acquiring the proposed trail easement. The proposed sidewalk will align with the proposed sidewalk in the Fairway Shores development to the east, and they can realign their trail to T into the sidewalk. The off-road trail from there will go on to have a more continuous experience down to Bass Lake Crossing. The Parks and Trails Commission unanimously (5-0) recommended approval of the staff recommendation. A condition of approval in the resolution is to revise the plan set to remove the trail and provide a continuous sidewalk to connect to Maple Hill Rd to the west and Fairway Shores to the east. Should the City choose to take a portion, or all of the trail easement as proposed, the developer is responsible for “making certain improvements to the developments for park, playground, trail and public open space purposes, including, but not limited to, finished grading and ground cover for all park, playground, trail, and public open spaces within their developments. No credit towards the required dedication shall be given for this work. The City reserves the right to pave the trails or require the developer to pave these off-road trails. Should the City require the developer to pave the trails, the City shall reimburse the Developer for the costs for paving the trail.” It should also be noted that should it be determined that the City will move forward with the off-road trail as indicated, the fences along the northern project boundary are recommended to be revised so that they both run along the backyards of the lots like the eastern fence. This will provide a better trail experience as well as provide both 593 Page 21 of 21 groups of homeowners with a similar level of privacy. Should the Council choose to move forward with the off-road trail corridor, the resolution for the Preliminary Plat must be updated to reflect keeping the trail easement and to clarify the location of the proposed fences. Park Dedication Calculation Based on the staff and Parks and Trails Commission recommendation, park dedication is anticipated to be handled entirely as cash-in-lieu of land. The 2025 fee schedule provides that the park dedication fee for single-family units is $5,954. Park dedication is based on the adopted fee schedule in place at the time of the final plat, which is subject to change, but for discussion purposes, the anticipated formula is as follows: - 104 single-family units x $5,954 = $619,216 Summary of Discussion Items 1. Is there a desire to complete a 429 Assessment project for the improvements to Maple Hill Road? 2. Is the City Council in support of removing the trail corridor on the north end of the site as recommended by staff and the Parks and Trails Commission? 5. Recommendation Planning Commission and staff recommend approval of the following: - Ordinance 2025-550 Rezoning to RSF-3 - Summary Ordinance 2025-551 o Requires a 4/5 vote - Resolution 2025-53 with Findings of Fact to Support the Rezoning to RSF-3 - Resolution 2025-54 Approving the Preliminary Plat with conditions Attachments: 1. Ordinance 2025-550 Rezoning to RSF-3 2. Summary Ordinance 2025-551 3. Resolution 2025-53 with Findings of Fact to Support the Rezoning 4. Resolution 2025-54 Approving the Preliminary Plat For Chastek 5. Applicant’s Narrative 6. Engineering Memo – Plat Review 7. Engineering Memo – Stormwater Review 8. Updated Infrastructure Feasibility Study 9. Applicant Traffic Study 10. City Engineer Response to Applicant Traffic Study 11. Public Safety Memo 12. Example House Elevations 13. Preliminary Development Plans 594 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota ORDINANCE NO. 2025-550 Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002). (CITY FILE NO. 25-001) THE CITY OF CORCORAN ORDAINS: Section 1. Amendment of the City Code. Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended by changing the classification of the City of Corcoran Zoning Map from RSF-2 (Single Family Residential) to RSF-3 (Single and Two-Family Residential) on the property legally described as follows: See Attachment A Section 2. This amendment shall take effect upon its adoption. ADOPTED by the City Council on the 22nd day of May 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 Whereupon, said Ordinance is hereby declared adopted on this 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 595 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota ORDINANCE NO. 2025-550 Page 2 of 2 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. 596 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota Page 1 of 1 ORDINANCE NO. 2025-551 Motion By: Seconded By: CITY OF CORCORAN SUMMARY OF ORDINANCE NO. 2025-550 AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CORCORAN CITY CODE TO CLASSIFY CERTAIN LAND LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 23-034) Title X of the City Code of the City of Corcoran, Minnesota, is hereby amended to revise the City of Corcoran’s Zoning Map. A printed copy of the entire amendment is available for inspection by any person at City Hall during the City Clerk’s regular office hours. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Friedrich, Michelle Friedrich, Michelle Lanterman, Mark Lanterman, Mark Nichols, Jeremy Nichols, Jeremy Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Ordinance is hereby declared adopted on this 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 597 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-53 Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING PROPERTY LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 25-001) WHEREAS, Trek Real Estate and Development and Hemple Real Estate, DBA Emerald Rose LLC, (the “applicant”) requests approval to rezone 38.16 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing and recommends approval, and; WHEREAS, the City Council adopted an ordinance rezoning the affected parcel from RSF-2 (Single-Family Residential) to RSF-3 (Single and Two-Family Residential); NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for reclassification of the property, based on the following findings and conditions: 1. The rezoning was considered in relation to the specific policies and provisions of, and found to be consistent with, the City Comprehensive Plan, including public facilities and capital improvement plans. 2. The rezoning meets the purpose and intent of the RSF-3 district which is intended to be the primary zoning district for new residential development. 3. There is adequate infrastructure available to serve the proposed action. Trunk sewer is currently available on the site. With the required transportation improvements of this development, there will be adequate infrastructure available to serve the site developed at RSF-3 standards. 4. There is an adequate buffer or transition between potentially incompatible districts. Rezoning the property to RSF-3 is compatible with the existing zoning districts to the south and east which are Planned Unit Development (PUD) districts that used the RSF-3 standards as the underlying district. Directly north is the Manufactured Home Park (MP) district, which has a higher density of homes, but typically, lower-density developments are not required to buffer from higher intensity uses. The application proposes a privacy fence near portions of the north property line of the development to provide some screening. A planted buffer yard will be required around the perimeter of the exception piece that fronts Maple Hill Road that will remain zoned RSF-2. 598 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-53 Page 2 of 3 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 599 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-53 Page 3 of 3 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. 600 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-54 Page 1 of 7 Motion By: Seconded By: A RESOLUTION APPROVING A PRELIMINARY PLAT FOR “CHASTEK” ON THE PROPERTY LOCATED NORTHEAST OF MAPLE HILL ROAD AND COUNTY ROAD 10 (PID 25-119-23-12-0002) (CITY FILE NO. 25-001) WHEREAS, Trek Real Estate and Development and Hemple Real Estate, DBA Emerald Rose LLC, (the “applicant”) requests approval to create 104 lots and 3 outlots from property described as follows: See Attachment A. WHEREAS, the Planning Commission reviewed the preliminary plat at a duly called Public Hearing, and; WHEREAS, the Planning Commission recommended approval, and; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a preliminary plat subject to the following findings and conditions: 1. A preliminary plat is approved, in accordance with the plans received by the City on January 10, 2025, February 6, 2025, and March 6, 2025, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the Rezoning for “Chastek.” (Ordinance 2025-550 and Resolution 2025-53). 3. The applicant shall comply with and is responsible for all requirements of the Infrastructure Feasibility Study dated February 2025, except as amended by this resolution. a. Based on consideration of additional traffic data provided by the applicant, the requirement for an eastbound left turn lane will be waived as long as access is provided from Fir Lane North from the onset of the development. b. Improvement of Maple Hill Road to bring the road up to current City standards must be extended to support the northern most access into the development, including any emergency access. c. An emergency access will be required north of the exception piece on Maple Hill Road if there is not a second access provided to Fir Lane North at the outset of the development. 4. The applicant shall comply with all requirements in the City Engineer Plat Review Memo dated February 24, 2025. 601 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-54 Page 2 of 7 5. The applicant shall comply with all requirements in the City Engineer Stormwater Review Memo dated February 24, 2025. 6. The applicant shall comply with all requirements in the Public Safety Plan Review comments dated February 5, 2025. 7. Prior to release of final plat for recording, the applicant shall enter into a Development Agreement to provide a financial guarantee to protect the work. 8. All permanent wetland buffer monument signs must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. a. Wetland signs must be purchased from the City. b. Wetland signs must be installed on treated 4x4 wooden posts. c. Wetland buffer signs must be installed prior to issuance of building permits. d. The installation of the wetland monument buffer signs according the approved plan must be certified by a registered land surveyor. e. Wetland buffers must be planted and inspected by the City prior to issuance of building permits unless an alternative timeline is approved by the City. f. Where buffer areas are not vegetated or have been disturbed within the last 10 years, such buffer areas shall be replanted and maintained according to the standards in Section 1050.010, Subd. 8(C) of the Zoning Ordinance. i. If existing wetland buffers are proposed to remain, the City’s wetland buffer consultant must inspect and confirm existing buffers are undisturbed and in an acceptable condition prior to submittal of the final plat application. g. Wetland buffers, plantings, seeding areas and monument signs shall be shown on the wetland buffer plan. 9. Park dedication shall be satisfied by cash-in-lieu of land. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. a. Park dedication is required based on the finding that the development will add 104 new single-family homes to the City. b. Residents of the development will need access to nearby existing and future trails and parks as guided by the Comprehensive Plan. c. Cash-in-lieu of land will be used only for the acquisition and development of parks recreational facilities, playground, trails, wetlands, or open space based on the approved park plan in the Comprehensive Plan. 602 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-54 Page 3 of 7 d. Park dedication funds will be collected at the time of final plat in accordance with the City Code requirements. Code stipulates a dedication requirement of 10% of land for land guided at a density of 2-5 units an acre or equivalent market value in cash, resulting in estimated park dedication fees of $619,216. 10. Lots 30-34 are partially located within in the Shoreland Overlay district. A 25’ building height limit applies for any structures that fall within this district. A survey for each property must be submitted with the building permit that includes the boundary of this district. 11. All homes must comply with the design construction standards outlined in Section 1060.050, Subd. 1(B) and Section 1040.040, Subd. 8 of the Zoning Ordinance. a. Compliance with these standards will be reviewed with each building permit. b. The following lots have multiple facades that are oriented to a public street and must use a minimum of 2 different materials and/or styles compatible with the front elevation: 1, 5-8, 9, 10, 15, 21, 22, 33, 34, 43, 44, 57, 59, 60, 65, 66, 71, 72, 76, 89, 90, 96, 97, 100, and 101. 12. The site perimeter around the exception piece is subject to a Class A Buffer Yard. A conservation easement and plantings are required within this area. 13. The east and south site perimeters are subject to a 30’ setback as a buffer yard. This area will require a conservation easement, but no plantings are required. Permanent features, such as sheds and pools, are prohibited within this setback. 14. Prior to submittal of the final plat, the applicant must complete the following: a. Revise the preliminary plat to show the following: i. If there will not be a Homeowners Association, all outlots must be absorbed by the surrounding lots. ii. The area of the required buffer yards must be shown within conservation easements. iii. The strip of land west of lot 9 and north of the exception piece must either be absorbed by lot 9 or shown as an outlot if there will be a Homeowners Association. This area will need to be placed under a conservation easement. iv. Remove the northern access to Maple Hill Road and change this to a cul- de-sac or other turnaround that meets the City’s engineering standards. b. Revise the site plan to show the following: i. Dimension the driveways to ensure a minimum length of 22’ that does not conflict with sidewalks or streets. 603 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-54 Page 4 of 7 ii. Remove the northern access to Maple Hill Road and change this into a cul- de-sac or other turnaround that meets the City’s engineering standards. iii. Locate the privacy fences to ensure flow of stormwater through the drainage swale is not impeded. c. The Wetland Buffer Plan must be revised to reflect the following: i. Provide the minimum and maximum buffer widths on all remaining wetlands. ii. Show wetland buffer monuments to indicate where buffers intersect with a property line and to indicate changes in contour. iii. Provide the seeding mix to be utilized for the wetland buffers to be approved by the City’s Wetland Consultant. d. Revise the Landscaping plan to show the following: i. The 13’ wide strip of land west of lot 9 and north of the exception piece must be planted to meet the standards for a class A buffer yard. ii. Tree species within the planted buffer yard areas must be native or naturalized species to Minnesota. e. Revise the Seeding Plan to indicate native grasses in the areas that have a required planted buffer yard. f. Provide a ghost plat to show how access could be removed from Maple Hill Road and be served by the internal road network of this development. 15. Further, the preliminary plan set must be revised to meet all requirements of the Engineering Memos. 16. A Wetland Buffer Establishment Plan must be submitted with the final plat application that meets the City’s Buffer Vegetation Establishment Policy subject to approval from the City’s Wetland Consultant. 17. All private improvements within the City right-of-way or easements are subject to approval of an encroachment agreement. 18. The final locations for street lighting will be approved by the City Engineer. 19. If the outlots remain, the applicant shall provide copies of the final Homeowner’s Association Documents/Covenants for City review as part of the final plat application. A Homeowner’s Association shall be responsible for the maintenance of: a. Landscaping and any irrigation in the common areas. 604 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-54 Page 5 of 7 b. Landscaping within the right-of-way. c. Wetlands and stormwater ponds including buffer areas. d. Sidewalks. e. All common areas, including signage, lighting, and landscaping in those areas including conservation easements for required buffer yards. f. All outlots. 20. Drainage and utility easements shall be provided over all wetlands, wetland buffers, stormwater ponds, floodplain, and outlots. 21. Drainage and utility easements shall be provided along the perimeter of all units. 22. A sidewalk shall be provided on one side of all local public streets. 23. All utility facilities, including but not limited to telephone, CATV, natural gas, and electric power, shall be located underground. Underground service connections to the street property line of each platted lot shall be installed at the subdivider’s expense. 24. Mechanical equipment (including air conditioning units) must be located in the side or rear yard and must be located a minimum of 5’ from the property line. 25. All garages must have a minimum 22-foot parking area in front of the garage that does not overlap into sidewalks and streets. 26. The development shall comply with the City’s requirements regarding fire access, fire protection, and fire flow calculations, the location of fire hydrants, fire department connections, and fire lane signage. 27. The applicant will establish a conservation easement and maintenance agreement over required buffer yard areas located on individual lots as well as common lots with the final plat, subject to approval by the City Attorney. 28. Lawn sprinklers/irrigation systems (if provided) shall all have rain sensors to limit unnecessary watering. 29. All landscaping in rear yards and common areas shall be planted and inspected by the City within one year of issuance of a building permit unless an alternative timeline is approved by the City. 30. Trees in the front yard shall be planted prior to issuance of certificate of occupancy unless an alternative timeline is approved. 31. Parking shall be permitted on one side of local streets and shall be signed in accordance with City standards. 605 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-54 Page 6 of 7 32. Approval of a sign permits will be required prior to construction of any signs. 33. The final plat shall address all conditions of approval. 34. Any easement vacation request must be submitted with the final plat application. 35. The plans for the final plat must show centralized mailbox locations. These mailbox locations shall be approved by the US Postal Service and proof of approved locations provided to the City. 36. The applicant must enter into a stormwater maintenance agreement prior to release of the final plat. 37. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom 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 22nd day of May 2025. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Debra Johnson – City Clerk 606 City of Corcoran May 22, 2025 County of Hennepin State of Minnesota RESOLUTION NO. 2025-54 Page 7 of 7 ATTACHMENT A Lot 1, Block 1, CHASTEK FARM according to the plat thereof recorded by Hennepin County, Minnesota. 607 Chastek Family Farm NARRATIVE 1/10/2025 RSF-3 Zoning Preliminary Plat Application Dear City of Corcoran Staff, Commissioners and Council Members. Trek Real Estate and Development and Hempel Real Estate, doing business as Emerald Gardens, LLC are pleased to propose The Chastek Farm development project for your review and consideration for approval. This project proposal is designed to be developed as a low-density, single family detached residential neighborhood. LEGAL DESCRIPTION: Lot 1, Block 1, Chastek Farm, Hennepin County, Minnesota- Torrens Property. EXISTING LAND USE: The property consists of 38.16 acres, is the former site of the Chastek Greenhouse business. The property is located north of the Bass Lake Crossing neighborhood and immediately west of the Guers Family Farm. Maple Hill Road borders the west property line and Maple Hill Estate mobile home neighborhood borders this site on the north property boundary. There is a single-family home adjacent located northwest of the property that is separately owned which will remain. The Property is subject to • Drainage and Utility easements as shown on the recorded plat of Chastek Farm dated September 10, 1992 (attached) • An Easement for ingress and egress purposes dated October 27, 1976 Filed November 9, as Document Number T1197751 and conveyed in Warranty Deed Filed November 9, 1976 as Document Number T1197752. Subject to the right to maintain drain tiles over portions of the subject property as stated in Quit Claim Deed dated October 27, 1976, files November 9, 1976 as Document Number T1197751 (attached) • A Resolution approving a conditional Use permit Filed September 3,1993 as Document Number T2418224 • An Easement for utility purposes in favor of the City of Corcoran, a Minnesota municipal corporation, dated August 21,2012, filed September 19, 2012 as Document Number T4995104. ZONING, GUIDING STANDARDS AND PROPOSED LAND USE The Property is zoned RSF-2 from Rural Agricultural when the single-family home “the exception parcel” was subdivided and parceled from the Farm property. The property is guided Low density single Family according to the Corcoran 2040 Comprehensive Guide Plan as Low Density Residential which allows for a density of 3-5 units per acre. 608 PRODUCT AND MARKET: Our development is designed to provide housing for homeowners seeking an opportunity to live in a single-family neighborhood. Our 65' lots will accommodate a single-family home like existing products currently within the city of Corcoran. Our product will have the required setbacks of 15 feet total between structures. Our site plan provides 104 65’ lots with housing options for slab on grade, full basements including both look out and walkout lots. We have provided approximately 10 different single-family home plans with our application. Each home plan has multiple exterior elevation options, and a variety of color palettes required to create an anti-monotony street-scape that will create an aesthetically pleasing neighborhood. Our proposed housing product and larger lot sizes are an excellent transition and neighbor for both Bass Lake Crossing and Fairway Shores. TRAILS: The trails and sidewalks throughout the project are designed to connect with neighboring walkway systems. An off-road 65’ wide trail corridor is provided along the north property line. Providing a green open space and connections to the neighboring projects off-road trail. STORMWATER MANAGEMENT: The Chastek development proposes to address stormwater management to the requirements of the City, Watershed, and State standards. The Chastek parcel has an existing condition that it receives offsite drainage on both the Southerly and Westerly boundaries that passes through the parcel. The project is designed with a centrally located hydraulic green way corridor closely aligned with the existing off-site storm water flowage. This corridor will serve as an open space designed to handle possible transitions from the offsite drainage, acting as an effective hydraulic corridor with rate control and improved downstream flow. This management treatment system isolates the offsite and onsite drainage as much as possible. This isolation allows the improved development to meet the required Best Management Practices without overly burdening the proposed system with offsite flows. We are proposing the project be developed in two phases with approximately 52 lots in each phase. Sincerely, Beth Hustad Trek Real Estate and Development 612-840-5233 609 Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE Steve Hegland, PE Project: Chastek Preliminary Plat Review Memo Date: February 24, 2025 Exhibits: This Memorandum is based on a review of the following documents: 1. Chastek Preliminary Plat Rev 06 dated February 6, 2025 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in which the applicant provides a written response to each of the items below. 2. In addition to engineering comments, the proposed plans are subject to review by planning, zoning, and land-use and shall meet other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. An encroachment agreement shall be required for all site improvements or items (such as a privacy fence) placed within the City ROW or easements. 5. Provide to the City copies of the well abandonment and septic system removal when they are completed. 6. The development shall comply with the conditions and requirements as outlined in the Infrastructure Feasibility Study for the development. 7. The development shall be responsible for constructing all improvements in accordance with the Engineering Design Standards and City of Corcoran Standard Details. 8. Construction plans shall incorporate the 2025 version of all applicable Corcoran standard detail plates. Plat: 1. The applicant shall have all drainage and utility easements provided and shown and all platting requirements met per the City Code. Drainage and utility easements (5’ – 10’) shall be provided along property lines, as standard per City requirements. Easements should be provided over all infrastructure used for the maintenance, conveyance and treatment of stormwater. Easements should be provided over any/all public infrastructure as applicable. 2. 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. a. Access easement over south of parcel shall be removed or vacated. 610 February 24, 2025 Chastek Kevin Mattson, PE Public Works Director Page 2 of 5 3. Include block numbers for final plat. 4. Easement over CBMH-103 to STMH-102 is not sufficient. Center pipe in provided easement or provide 10’ of easement to the east of the pipe. 5. D&U easement for lots 76-80 does not sufficiently encompass the pond infrastructure access route. 6. D&U easement for lots 84-89 does not sufficiently encompass the pond infrastructure access route. 7. D&U easement for lot 100 does not sufficiently encompass the pond infrastructure access route. Erosion Control/SWPPP 1. Finalized SWPPP shall be required for construction. Transportation 1. Improvements to Maple Hill Road and the intersection of Maple Hill Road and County Road 10 were identified as being necessary to support the development with the Infrastructure Feasibility Study. Development shall be responsible for all the necessary improvements as outlined in the Infrastructure Feasibility Study. Roadway improvements and turn lanes into the project site are anticipated to be a city-led project. If so, the developer shall establish an escrow prior to the project being designed and publicly bid. 2. We would recommend the northern road connection to Maple Hill Road be removed and converted to a cul-de-sac with emergency access if necessary. Maple Hill Road will be a Connector Street and reducing access and conflict points for traffic is recommended. 3. Typical section for streets, sidewalk, and trails to reference Corcoran standard detail typical sections. 4. Horizontal and vertical alignments will be reviewed at time of final plat for compliance with grade, curve, and design speed requirements. 5. Roadways are terminated at shared property boundary with proposed development to the east. If development does not occur, temporary turnarounds would need to be incorporated into development. Continue to coordinate street connections to Fairway Shores development to the east. 6. B618 curb and gutter should be used in areas adjacent to greenspace as well as around intersection radii. 7. All pedestrian ramps shall be ADA compliant and detailed designs shall be provided for all landings showing elevations in compliance with those requirements at the time of final plat. 8. All 28’ roads shall be signed no parking on one side of the roadway with no parking signs required within all cul-de-sacs. Final sign location to be coordinated at time of final plat. 9. If included in final design, include trail alignment and profile sheet for final plat. Confirm that trail alignment will not conflict with existing hydrants. 10. Connect sidewalk across Outlot A. 11. Provide sidewalk landing from Lot 57 to the Lot 2/3 boundary. 12. Provide a signage plan at time of final plat. 13. Street lighting locations shall be reviewed by public safety and final lighting locations shall be determined at the time of final plat. 611 February 24, 2025 Chastek Kevin Mattson, PE Public Works Director Page 3 of 5 Grading /Stormwater 1. The grading plans shall clearly identify whether designated wetland buffers within the site are to utilize existing vegetation or if new vegetation will be established for the buffers. If existing vegetation is to be utilized, the vegetation shall be approved by the City Wetland specialist. For buffers to be established, a plan identifying the establishment and maintenance procedures shall be provided at the time of Final Plat. The establishment plan shall identify specific seed mixes with the type and rates at which the mixes shall be applied. 2. Add additional contour labels on existing and proposed contours for grading plan and existing conditions sheets. 3. Pond accesses to be 12’ minimum. 4. Add storm sewer behind lots 15-21 to collect water from rear yard swales vs draining it across the trail. 5. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. 6. All drainage swales shall be fully encompassed by D&U easements. 7. Sump pump connections will be required for all lots with a basement which don’t abut a wetland or stormwater BMP. 8. Rational calculations shall be provided to confirm all pipe sizes and inlet capacity at the time of final plat. This could impact the location and quantity of storm structures. 9. All drainage swales shall maintain a minimum of 2% slope and all slope should be 4:1 or flatter unless approved by the city engineer. 10. 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. 11. Review conflicts between watermain and storm sewer and areas where storm sewer crosses watermain. All utility crossings shall be shown on profiles. 12. For final plat, include note on plans pertaining to use of trash guards as specified by the Corcoran standard detail. 13. If the adjacent development to the east (Fairway Shores) does not proceed or does not have the same construction timing, then Trek must obtain an easement or other landowner permission to install the property line drainage with this development. 14. Final plat plans shall include additional details for Street B cul-de-sac grading. 15. Sump pump connections will be required for all lots with a basement which don’t abut a wetland or stormwater BMP. 16. Additional catch basins will likely be necessary on Street C between station 0+00-4+50. 445’ @ 2.72%. 17. Additional catch basins will likely be necessary on Street E between station 4+00-7+50. 380’ @ 0.6%. 18. At final plat include street drain tile on storm sewer plan sheets or include separate drain tile plan. 19. Lot 55 backyard drainage swale does not meet minimum requirements. 20. Privacy fence behind lots 10-13 located possibly impedes flow through drainage swale. 21. All ponds to incorporate 10’ safety bench. Clearly show with elevations or hatch as necessary. 22. Show rip rap for all flared ends. 23. Show EOFs between ponds with spot elevations on grading plan. 24. Include drain tile inverts on OCS 100 & 300 details. 612 February 24, 2025 Chastek Kevin Mattson, PE Public Works Director Page 4 of 5 25. Rear yard drainage for lots 1-9 shall be collected prior to discharge onto adjacent residential parcel so that development does not adversely impact adjacent parcel. Watermain/Sanitary Sewer 1. Plan and profiles for all utilities shall be provided at the time of final plat submittals. 2. Ensure all watermain tees, bends and fittings, and valves are labeled and drawn correctly on plans in plan and profile view. 3. Updates plans to reflect accurate information for trunk sanitary sewer. Pipe is 15” a. MH 8 RIM 959.03, INV. IN 944.62, INV. OUT 944.59 b. MH 9 RIM 962.30, INV. IN 947.31, INV. OUT 947.21 c. MH 10 RIM 968.98, INV. IN 948.72, INV. OUT 948.62 4. Invert at trunk sanitary connections shall be at spring line of trunk sewer or higher. 5. MH-51 to be installed on property boundary to allow for future connection with minimal impacts to constructed development. 6. Valve locations to be reviewed at time of final plat. Valves typically shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. a. Valve will be required at connection to trunk watermain. 7. Hydrant spacing to be reviewed by public safety at time of final plat. 8. For final plat, note locations on utility plan where insulation will be required for watermain-storm crossings. 9. Coordinate utility connections to Fairway Shores development to the east. 10. Include plan for installing watermain around box culvert crossings. 11. Update plans so the watermain is on the opposite side of the road as the sidewalk. Landscape 1. Trees in lots 34-37 backyards to be minimum 10’ from storm sewer. 2. Trees behind lots 99-100 must be moved out of pond infrastructure access route. 3. Tree behind lots 70-71 must be moved out of pond infrastructure access route. 613 February 24, 2025 Chastek Kevin Mattson, PE Public Works Director Page 5 of 5 End of Comments 614 Memo To: Kevin Mattson, City Engineer/Public Works Director From: Kent Torve, PE Steve Hegland, PE Project: Preliminary Plat Stormwater Review Chastek Farm Development Date: February 24, 2025 Exhibits: This Memorandum is based on a review of the following documents: · Preliminary Plans - Chastek Pre-Plat REV 06, revised 02/06/2025. · Stormwater Management Plans Chastek Farm Pre-Plat dated 01/25/2025. Comments: 0.0 General: · Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. · Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. o Watershed process will first involve receiving City authorization to submit to ECWMC. 1.0 Adjacent Development · If the adjacent development to the east (Fairway Shores) does not proceed or does not have the same construction timing, then Trek must obtain an easement or other landowner permission to install the storm sewer along the shared property line as the adjacent development. Coordinate with the adjacent development to ensure storm sewer placement and design accommodates both developments. 2.0 Site System Modifications As first mentioned in the feasibility study, urbanization into rural conveyances may have offsite impacts from additional volume and also the change in land cover and hydrologic response to rain events. This parcel is challenging due to pass through drainage from the west (future Downtown) and south (Bass Lake Crossings), along with urbanization of the site itself and existing Maple Hill Estates to the north. Further analysis is warranted but a summary is provided below of the most recent plans submitted. Hydraulic Green Corridor/Central Channel · The central channel/ditch/green corridor shall be modified to provide more gradient at 1.5% or 2%. Current design shows 1 foot difference that is non-standard according to Corcoran standards for swales and the flat profile would be problematic for maintenance. Potentially a filtration draintile could 615 February 2025 Chastek Farm Kevin Mattson, City Engineer/Public Works Director Page 2 of 3 also be incorporated into the design. Alternatively, the channel could be excavated to hold some wet detention water. Main Discharge--Northeast · The current design and model output appears to show that offsite conveyance improvements are warranted to mitigate volume impacts from the discharge. The 42-inch by 96-inch box culvert discharges are significant such as; o Flow rate of 99 Cubic Feet Per Second (CFS) in the 10 year event with a velocity of 2.5 feet per second (FPS), and o Flow rate of 160 CFS for the 100-year event at 2.8 FPS. o The immediate downstream conveyance is grass/natural rear yard swale of Maple Hill Estates. o The City will provide engineering requirements for the necessary offsite analysis and if requested can help coordinate with the adjacent property owner for access to verify existing infrastructure to be analyzed. Wetland Discharge—North Central This wetland receives drainage from west of Maple Hill Road and currently flows into the agricultural land and eventually conveyed by swale to a north wetland that is shared with rear yards of Maple Hill Estates. · The current design shows the drainage blocked and diverted directly to the north central wetland. The grading plan would affect the neighboring property including an existing garage with this change in flow direction. The engineering review (at preliminary plan stage) suggests the development shall convey the majority of this flow directly to the east into the central channel and will involve WCA approval. The modification will lessen impacts on Maple Hill Estate and will be reviewed for potential impacts to the existing resident/garage. At a minimum, conveying the runoff along the shared lot line, where it did no previously go, is not allowed. This runoff must be captured and managed which could impact lot layout and counts near Lots 28-30. Internal Low Floors · The low opening elevation for the internal channel and ponds appear to be set at 965.4 with a street EOF labeled at 963.7. Current Hydraulic Green Corridor HWL is set at 961.7. Therefore the minimum low opening allowed is 964.7. Additional modification lot types may be necessary due to ECWMC low floor elevation permitting requirements. 3.0 Plan and Modeling Comments Erosion Control/SWPPP 1. Include proposed surface contour labels on erosion control sheets. 2. Erosion control plan will be reviewed further at time of final plat. 3. Provide TRM from the EOF to the downstream toe of slope or NWL. 616 February 2025 Chastek Farm Kevin Mattson, City Engineer/Public Works Director Page 3 of 3 Modeling 1. Include sub catchment areas and impervious percentage on drainage figures. 2. Verify or show ponding area used for 520P. It appears that area may be double counted from the southern wetland. Plans 1. Show the scaled width of box culverts on plan sheets to allow review of other utility conflicts. 2. Provide clean out elevations and drain tile slopes and inverts elevations. 3. Provide a minimum of 0.5% on all drain tile. 4. Update pond outlet control details 100 and 300 to include the tile and invert on the downstream side of the internal weir. 5. Update OCS-200 Pond detail to match the modeled outlet invert of 959. 6. Show EOF for Pond 175P. 7. Label NWL for wetlands on storm sewer and grading plans. 8. Provide Corcoran standard detail plates for EOF, filtration section and basin. 9. Update filtration basin cross section to meet Corcoran standard design plate. 10. Provide downstream stilling basin at FES-501. 11. Update invert elevations on plans to match the model. For example model of 530P 52x32 box shows an invert from 962.50 to 962.25 while the plans show 964.62 to 962.25. Stormsewer 1. Provide rational method calculation spreadsheet. 2. Final plans to include profile sheets for all pipe runs. 3. Sumps will be required in all storm structures with drops in of 18” or greater as well as the last accessible structures prior to stormwater basins. End of Comments 617 Chastek Parcel Infrastructure Feasibility Study February 2025 Prepared for: City of Corcoran, MN 8200 County Road 116 Corcoran, MN 55340 Prepared by: Stantec Consulting Services Inc. One Carlson Parkway, Suite 100 Plymouth, MN 55447 Project Number: 193806190 - 133 618 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Table of Contents February 2025 Project Number 06190 - 119 Table of Contents 1.0 INTRODUCTION .......................................................................................................... 1.1 2.0 TRANSPORTATION .................................................................................................... 2.1 2.1 BACKGROUND ............................................................................................................ 2.1 2.2 PROPOSED DEVELOPMENT CHARACTERISTICS ................................................... 2.1 2.3 EXISTING CONDITIONS ............................................................................................. 2.1 2.4 TRAFFIC FORECASTS ............................................................................................... 2.2 2.5 TRAFFIC ANALYSIS .................................................................................................... 2.3 2.6 FINDINGS .................................................................................................................... 2.4 3.0 SEWER AND WATER ................................................................................................. 3.6 3.1 SEWER ........................................................................................................................ 3.6 3.2 WATER ........................................................................................................................ 3.6 3.3 FINDINGS .................................................................................................................... 3.7 4.0 WATER RESOURCES ................................................................................................. 4.8 4.1 REGULATORY OVERVIEW ......................................................................................... 4.8 4.2 WATERSHED SETTING AND LAND USE ................................................................... 4.8 4.3 WETLANDS ................................................................................................................. 4.9 4.4 FINDINGS .................................................................................................................... 4.9 5.0 FUNDING RESPONSIBILITY/INFRASTRUCTURE APPROACH ................................ 5.1 5.1 SUMMARY ................................................................................................................... 5.1 6.0 CONCLUSIONS AND RECOMMENDATIONS ............................................................ 6.1 TABLE Table 1 Weekday Trip Generation Table 2 Weekday A.M. Peak Hour Traffic Volumes Table 3 Weekday P.M. Peak Hour Traffic Volumes Table 4 Weekday A.M. Peak Hour Level of Service Results Table 5 Weekday P.M. Peak Hour Level of Service Results FIGURE Figure 1 Site Plan 619 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Table of Contents February 2025 Project Number 06190 - 119 APPENDICES Appendix A Construction Plan 2012 Trunk Water and Sewer and Bass Lake Crossing Appendix B Water Modeling Results Appendix C Stormwater Modeling Guidelines 620 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Introduction February 2025 Project Number 06190 - 119 1.0 Introduction Trek Development, Inc. is proposing to construct a residential development at 7600Maple Hill Road (PID 2511923120002). The parcel is located east of Maple Hill Road and north of the existing Bass Lake Crossing development. The parcel is currently being utilized for agricultural purposes and was previously used as a greenhouse operation for the Chastek family. The land is being proposed as a residential development with 104 single family homes. The Feasibility Study is the basis for understanding the impacts on public infrastructure by the proposed development. 621 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation February 2025 Project Number 06190 - 119 2.0 Transportation 2.1 Background This study examined weekday traffic impacts of the proposed residential development on Maple Hill Road as well as the intersection of Maple Hill Road and County Road 10. 2.2 Proposed Development Characteristics The proposed development consists of 104 single family dwelling units. The primary access will be provided from Maple Hill Road with additional road connections being provided to the adjacent parcel (PID 2511923110001). Development within the adjacent parcel would ultimately provide a secondary access to the site via Fir Lane which connects to CSAH 10. The proposed development is adjacent to the Downtown District as identified in the SE District Plan. Pedestrian and multimodal connections to this district shall be incorporated into the development plan which may include elements from the Pedestrian Crosswalk Policy. The development proposes a main access to Maple Hill Road which is approximately 500 feet north of the southern lot line of the parcel. The SE District plan provides identifies several roadway connections along the west side of Maple Hill Road. As Maple Hill Roadway is identified as a Connector Street in the SE District Plan, the access locations between this development and the Downtown District should be aligned to ensure the intersections operate in a safe and efficient manner. The exception parcel within the development would likely be serviced via the internal roadway in the northwest corner of the development. 2.3 Existing Conditions The site was previously utilized for greenhouse/commercial purposes with a driveway access to Maple Hill Road. The greenhouse/commercial operation has been removed and the land is currently agricultural/vacant. Maple Hill Road is a two-lane paved local roadway which is in poor condition. Near the site location, CSAH 10 is a two-lane undivided roadway with eastbound and westbound left and right turn lanes at Fir Lane but no turn lanes are present at Maple Hill Road. It is the City’s understanding that a private access easement exists which provides rights for an access to the adjacent parcel (PID 2511923110001) across the southern boundary. A copy of the easement shall 622 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation February 2025 Project Number 06190 - 119 be provided to the City and the private transaction terminating this agreement shall be provided to the City during the site plan approvals. Existing road conditions near the proposed project location are described below. CSAH 10/Maple Hill Road - This three-way intersection is controlled with a stop sign on the southbound approach. Both the eastbound and westbound approaches are only through lanes with no turn lanes. The southbound approach is unstriped and is not widened for multiple turn lanes. Weekday traffic volume data was recorded at the existing intersection in November, 2023. Existing traffic volume data is presented later in this report. 2.4 Traffic Forecasts To adequately address the impacts of the proposed project, forecasts and analyses were completed for the 2026 build and no build scenarios assuming a two-year buildout for the development. Specifically, weekday a.m. and p.m. peak hour traffic forecasts were completed for the following scenarios: · 2023 Existing. Existing volumes were determined through traffic counts at the subject intersections. The existing volume information includes trips generated by existing uses near the project site. · 2026 No-Build. Existing volumes at the subject intersections were increased by 2.7 percent per year to determine 2026 No-Build volumes. The 2.7 percent per year growth rate was calculated based on traffic forecast information presented in the Corcoran Comprehensive Plan. · 2026 Build. Trips generated by the proposed development were added to the 2026 No-Build volumes to determine 2026 Build volumes. The expected new development trips were calculated based on data presented in Trip Generation, Eleventh Edition, published by the Institute of Transportation Engineers. These calculations represent total trips that will be generated by the proposed development. The resultant trip generation estimates are shown in Table 1. Table 1: Weekday Trip Generation for Proposed Project Land Use (ITE Code) Size Weekday AM Peak Hour Weekday PM Peak Hour Weekday Daily In Out Total In Out Total Total Single Family (210) 104 DU 18 55 73 62 36 98 981 Note: DU=dwelling units Trip distribution percentages for the subject development trips were established based on the nearby roadway network, existing and expected future traffic patterns, and location of the subject development in relation to major attractions and population concentrations. The distribution percentages for trips generated by the proposed development are described below: 623 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation February 2025 Project Number 06190 - 119 · 70 percent to/from the east on CSAH 10 · 30 percent to/from the west on CSAH 10 Development trips from Table 1 were assigned to the surrounding roadway network using the preceding trip distribution percentages. Traffic volumes were established for all the forecasting scenarios described earlier during the weekday a.m. and p.m. peak hours. The resultant peak hour volumes are shown in Tables 2 and 3. Table 2: Weekday A.M. Peak Hour Traffic Volumes CSAH 10/Maple Hill Rd EBL EBT WBT WBR SBL SBR 2023 Existing 2 467 165 9 34 19 2026 No-Build 2 506 179 10 37 21 2026 Build 7 506 179 23 76 37 Table 3: Weekday P.M. Peak Hour Traffic Volumes CSAH 10/Maple Hill Rd EBL EBT WBT WBR SBL SBR 2023 Existing 24 204 454 46 42 11 2026 No-Build 26 221 492 50 45 12 2026 Build 45 221 492 93 70 23 2.5 Traffic Analysis Traffic analyses were completed for the subject intersections for all scenarios described earlier during the weekday a.m. and p.m. peak hours using Synchro software. Initial analysis was completed using existing geometrics and intersection control. Capacity analysis results are presented in terms of level of service (LOS), which is defined in terms of traffic delay at the intersection. LOS ranges from A to F. LOS A represents the best intersection operation, with little delay for each vehicle using the intersection. LOS F represents the worst intersection operation with excessive delay. The following is a detailed description of the conditions described by each LOS designation: · Level of service A corresponds to a free flow condition with motorists virtually unaffected by the intersection control mechanism. For a signalized or an unsignalized intersection, the average delay per vehicle would be approximately 10 seconds or less. · Level of service B represents stable flow with a high degree of freedom, but with some influence from the intersection control device and the traffic volumes. For a signalized intersection, the average delay ranges from 10 to 20 seconds. An unsignalized intersection would have delays ranging from 10 to 15 seconds for this level. · Level of service C depicts a restricted flow which remains stable, but with significant influence from the intersection control device and the traffic volumes. The general level of comfort and convenience changes noticeably at this level. The delay ranges from 20 to 35 seconds for a signalized intersection and from 15 to 25 seconds for an unsignalized intersection at this level. · Level of service D corresponds to high-density flow in which speed and freedom are significantly restricted. Though traffic flow remains stable, reductions in comfort and convenience are experienced. The control delay for this level is 35 to 55 seconds for a signalized intersection and 624 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation February 2025 Project Number 06190 - 119 25 to 35 seconds for an unsignalized intersection. · Level of service E represents unstable flow of traffic at or near the capacity of the intersection with poor levels of comfort and convenience. The delay ranges from 55 to 80 seconds for a signalized intersection and from 35 to 50 seconds for an unsignalized intersection at this level. · Level of service F represents forced flow in which the volume of traffic approaching the intersection exceeds the volume that can be served. Characteristics often experienced include long queues, stop-and-go waves, poor travel times, low comfort and convenience, and increased accident exposure. Delays over 80 seconds for a signalized intersection and over 50 seconds for an unsignalized intersection correspond to this level of service. The LOS results for the study intersections are presented in Tables 4 and 5. Table 4: Weekday A.M. Peak Hour Level of Service Results CSAH 10/ Maple Hill Road EBL EBT WBT WBR SBL SBR Intersection 2023 Existing A A A A B B A 2026 No-Build A A A A B B A 2026 Build A A A A C C A Table 5: Weekday P.M. Peak Hour Level of Service Results CSAH 10/ Maple Hill Road EBL EBT WBT WBR SBL SBR Intersection 2023 Existing A A A A C C A 2026 No-Build A A A A C C A 2026 Build A A A A C C A Under existing, 2026 No-Build, and 2026 Build, all movements and intersections operate at LOS C or better during the a.m. and p.m. peak hours. 2.6 Findings Based on the traffic forecasts and operations analysis, the following mitigation measures are recommended: · CSAH 10/Maple Hill Road o Construct a dedicated westbound right lane and an eastbound left turn lane on CSAH 10 each 300 feet in length to accommodate additional turning movement traffic. o Construct dedicated southbound left turn and right lanes each 300 feet in length. o At the time of construction, the alignment of the intersection of Maple Hill Road and CSAH 10 shall be reviewed to ensure the proper intersection alignment. The 2040 Comprehensive Plan for Corcoran identifies this roadway ultimately connecting through to Larkin Road along the south side of CSAH 10. This intersection location should be identified with any improvements of the Maple Hill Road/CSAH 10 intersection. · The main entrance into the site shall be coordinated to align with the roadway connections with the downtown district. · Access for the exception parcel shall be provided via the local street within the development. 625 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Transportation February 2025 Project Number 06190 - 119 · Based on the additional traffic generated from the development (981 weekday daily trips) and the poor condition of the roadway, improvements to Maple Hill Road are necessary to service additional traffic. The roadway shall be improved to provide service to this additional traffic from the northern property line of the development to County Road 10 or to the main access if determined appropriate by the City. 626 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Sewer and Water February 2025 Project Number 06190 - 119 3.0 Sewer and Water In 2012, the City of Corcoran extended trunk sewer and water to downtown Corcoran from the Maple Grove border, where MCES had provided access. As part of the 2012 project, both trunk sewer and water were installed along the north edge of the development property. The relevant record plan sheets from this utility project are provided in Appendix A. Additionally, in 2022 the City of Corcoran completed a water system study for the southeast service area which modeled the available fire flow and system pressure within the southeast water system. Results of that study are provided in Appendix B. The study looked at both the available water pressure on the current system supplied by the City of Maple Grove as well as a future City of Corcoran system. 3.1 Sewer The development will be serviced by sewer laterals installed off the trunk line along the north property boundary. This connection should be made at one of the existing manholes or a new watertight manhole may need to be installed over the existing sewer line. The City would prefer a connection to an existing manhole if feasible. The existing sewer system is adequate to service the proposed development. It should be noted that this development drains to the MCES L-80 lift station which has a limited capacity. This development is within the current staging plan and would not cause the lift station capacity to be exceeded based on currently approved development applications. The existing sewer system shall be designed to the City of Corcoran standards as specific pipe materials are utilized for the applicable pressures due to their burial depth. The applicant shall ensure that fill placed over the pipes does not cause additional pressure on top of the pipe network in excess of the City of Corcoran requirements. Adjustments to manholes will likely require additional barrel sections to be added and should not be assumed to be achievable with only rings. If the proposed connection creates a drop manhole, the City will require a spray in manhole liner system to be installed. 3.2 Water Modeling The water supply to this development will be via 8-inch water main lines connected to the trunk system within the development. The demand from 104 single family homes within this development is consistent with the assumed water demands included in the southeast water models. The demand for this development is anticipated to be 0.03 MGD during the average daily demands with a peak water demand of 0.1 MGD. The modeling for this area indicates that the available water pressure for this development is between 44 and 60 psi when supplied by the City of Maple Grove system and between 65 and 85 psi when supplied 627 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Sewer and Water February 2025 Project Number 06190 - 119 by the City of Corcoran system. Municipal water systems are typically designed with a minimum pressure of 35 psi at all locations in the service area under normal operating conditions. Based on the results of the previous modeling, this development meets this requirement during both water supply scenarios. Additionally, the modeling was reviewed to determine the available fire flow within this development. Available fire flow for low density residentially is typically recommended to be at least 1,000 gpm. The water modeling performed for this area indicated that the available fire flow during both scenarios was in excess of 3,250 gpm. Design Considerations The grading plan shall be reviewed with the existing water system to understand what impacts or mitigation measures may be necessary with additional cut/fill over the trunk lines. Connections to the existing trunk watermain shall be done by cutting in new tee and valve and not wet tapping the trunk watermain. Water looping is required with a stub to the adjacent parcel (PID 2511923110001) for future connection to Bass Lake Crossings as well as a connection or connections to the trunk line within the site and stubs to Maple Hill Road and Maple Hill estates. Looping/stubs will be finalized as the project moves through the construction plan review process. 3.3 Findings · Water pressure and supply are adequate and looping and stubs will be required typical with City policies. · Trunk sewer is available on site and connection locations will be reviewed and directed by City. 628 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Water Resources February 2025 Project Number 06190 - 119 4.0 Water Resources 4.1 Regulatory Overview Stormwater management regulations in the proposed project area would be guided or directed by Corcoran’s Local Surface Water Management Plan (Local Plan) the City’s Guidelines, Stormwater Pollution Prevention Plan (SWPPP) and MS4 requirements. Each of these documents has a larger regulatory context: · The Local Plan reflects the goals, policies and rules of the Elm Creek Watershed Management Commission’s Third Generation Watershed Management Plan (Commission’s WMP). · The SWPPP is a requirement of the City’s stormwater permit, also known as the Municipal Separate Storm Sewer System (MS4) permit. The MS4 permit is issued by the Minnesota Pollution Control Agency (MPCA) which was reissued in October of 2021. · Among other goals, both documents include plans to meet pollutant load reductions calculated in the Elm Creek Watershed Total Maximum Daily Load (TMDL) study. TMDL studies are required for surface waters that are designated as impaired – in other words, those that do not meet one or more State water quality standards. · City guidelines lay out the required modeling parameters, preferred BMPs and some construction materials. City approval is required prior to application for the WMO approval process. Further City review occurs with construction plan approval process. 4.2 Watershed Setting and Land Use Stormwater is manageable for the site and will be subject to City stormwater guidelines, wetland regulations and Elm Creek Watershed approval. Significant drainage flows through this property from south and west and shall be fully incorporated into the stormwater management plan. Drainage/Conveyance · The site drains to the northeast and has significant offsite “run on” from the south and west that will need to be managed. o Offsite run-on cannot be incorporated into the BMP system since it overwhelms the water quality and abstraction requirements for WMO approval. Therefore, diversions to bypass on site BMPS appear to be needed. o The impacts downstream due to the volume of runoff via main discharge to the northeast into Maple Hill Estates shall be reviewed with the site stormwater management plan to determine if offsite improvements are necessary. o Although flow rates will be managed to current level, additional impervious from urbanization creates additional volume and modifies the runoff characteristics where unimproved conveyances may need improvements. o Because this runs to a low lying area with restricted drainage, this additional volume may adversely impact these areas and may require conveyance improvements for this discharge location. 629 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Water Resources February 2025 Project Number 06190 - 119 · Drainage from the west of Maple Hill Road will be urbanized in the future and this development will need to incorporate conveyance for extreme events. · Developments are required to show an EOF path for extreme events and protect the conveyance with an easement. · There is an existing drainage swale from the exception parcel that needs to be incorporated into the site drainage plan. North Wetland · A north central wetland shares drainage with Maple Hill Estates and shall be designed to maintain the wetland characteristics but also review options to limit the impact into Maple Hill Estates. Ponding · The stormwater ponds are shown in concept and these will be modified through the plan review and WMO process. · Abstraction is a requirement of the WMO and City strongly encourages NURP ponds with a filter bench. This approach is efficient for land use and minimizes future maintenance. 4.3 Wetlands Wetlands exist on site as shown and the formal process for wetland delineations and any permitted impacts will need to be followed. These will be further reviewed with the stormwater management plan to ensure wetlands are not adversely impacted by changes in drainage patterns within the site. 4.4 Findings The stormwater shown on the concept plan will be modified during design and approval process. · City stormwater guidelines shall be utilized (see Appendix C) that cover modeling and drainage items. This may be updated by the time of final plat approval. · The discharge location to the northeast shall be reviewed to determine if there are impacts due to additional volume. Additional conveyance improvements may be necessary to accommodate the additional discharge volume. · Drainage to wetlands shall be reviewed with the stormwater management plan to ensure no adverse impacts. · A stormwater area charge may be adopted by the City prior to final platting and this development may be subject to costs. · For offsite drainage from the west and south, the development shall show conveyance paths, with proper emergency overflows through the site. 630 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Funding Responsibility/Infrastructure Approach February 2025 Project Number: 227704829 5.0 Funding Responsibility/Infrastructure Approach 5.1 Summary The funding responsibility of the development necessary for infrastructure and to mitigate impacts typically follow the approach of: · On-site infrastructure is designed, funded and constructed by the development, offsite easements and construction are typically designed as a City Project but are the funding responsibility of the development. · Improvements to Maple Hill Road and County Road 10 would be designed and managed as a City Project but are the funding responsibility of the development. · If offsite stormwater improvements are determined to be necessary, the City shall determine the approach to the project based on the nature of the improvements. · All trunk sewer, water fees (TLAC), and potentially stormwater area charge will be due at the time of final platting. · Stormwater area charge may be implemented by City prior to final platting and would apply to this development. The financial obligations of the development will be further detailed as the project moves forward and culminates in the Developer Agreement with the overall preliminary plat approval which is updated for each phase of the development. 631 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Conclusions and Recommendations February 2025 Project Number: 227704829 6.0 Conclusions and Recommendations The following infrastructure improvements are feasible and necessary for the development. These improvements are consistent with similar requirements for other developments in Corcoran, and have shown to be necessary for managing the impacts from the additional population: Transportation · CSAH 10/Maple Hill Road o Construct a dedicated westbound right lane and an eastbound left turn lane on CSAH 10 each 300 feet in length to accommodate additional turning movement traffic. o Construct dedicated southbound left turn and right lanes each 300 feet in length. o At the time of construction, the alignment of the intersection of Maple Hill Road and CSAH 10 shall be reviewed to ensure the proper intersection alignment. The 2040 Comprehensive Plan for Corcoran identifies this roadway ultimately connecting through to Larkin Road along the south side of CSAH 10. This intersection location should be identified with any improvements of the Maple Hill Road/CSAH 10 intersection. · The main entrance into the site shall be coordinated to align with the roadway connections with the downtown district. · Access for the exception parcel shall be provided via the local street within the development. · Based on the additional traffic generated from the development (981 weekday daily trips) and the poor condition of the roadway, improvements to Maple Hill Road are necessary to service additional traffic. The roadway shall be improved to provide service to this additional traffic from the northern property line of the development to County Road 10 or to the main access if determined appropriate by the City. Sewer and Water · Sewer and Water · Trunk sewer is available on site and connection locations will be reviewed and directed by City. · Water pressure and supply are adequate and looping and stubs will be required typical of City policies. Water Resources · City stormwater guidelines shall be utilized (see Appendix C) that cover modeling and drainage items. This may be updated by the time of final plat approval. · The discharge location to the northeast shall be reviewed to determine if there are impacts due to additional volume. Additional conveyance improvements may be necessary to accommodate the additional discharge volume. · Drainage to wetlands shall be reviewed with the stormwater management plan to ensure no adverse impacts. · A stormwater area charge may be adopted by the City prior to final platting and this development may be subject to costs. 632 CHASTEK PARCEL INFRASTRUCTURE FEASIBILITY STUDY CITY OF CORCORAN, MN Conclusions and Recommendations February 2025 Project Number: 227704829 · For offsite drainage from the west and south, the development shall show conveyance paths, with proper emergency overflows through the site. 633 FIGURE 1 SITE PLAN 634 00-ENG-123152-SHEET-SITE 3.20PRELIMINARY SITE PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 635 APPENDIX A 2012 Construction Drawings 636 637 638 APPENDIX B Water Modeling Results 639 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !( !(!( !(!( !(!(!( !(!( !(!(!( !( !( !( !( !( !( !( !( NE Water District SE Water District 4567116 456750 456719 456719 456710 456750 456710 T-1 T-2 1 MG Tower (3/4 Full = 1146 HGL) J-03 J-05 J-18J-30 J-17 J-S01 J-29 J-02 J-16 J-14J-33 J-34 J-35 J-36 J-25 J-08J-28 J-12J-20 J-27 J-SO2 J-26 J-15 J-04 J-10 J-24 J-31 J-11 J-19J-23 J-37J-38J-39 J-40J-42 J-43 J-41 J-01 J-13 J-06 J-09 J-32 J-07 J-21 J-S03 J-S04 Water Treatment Plant Proposed Booster Station Proposed Water Storage Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Water Treatment Plant !(Water Tower !(Water Nodes Existing 12'' Watermain Existing 16'' Watermain Existing 20'' Watermain Existing 24'' Watermain Proposed 8'' Watermain Proposed 12'' Watermain Proposed 16'' Watermain Proposed 20'' Watermain Proposed 24'' Watermain MUSA 2040 Approximate Boundary Between NE and SE Zones Parcels Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System SE Trunk Water System Layout 5 640 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 Maple Grove Supply=1098 HGL Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 1 - Fire Flow 6 System Max Day Demand = 1.78 MGD 641 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( NE Water District SE Water District 4567116 4567116 456750 456719 456719 456710 456750 456710 Maple Grove Supply=1098 HGL Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 1 - Pressure 7 System Max Day Demand = 1.78 MGD 642 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !(!(!( !(!( !( !( !( !( !( !(!(!( !( !( !( !( !( !( !( !(!( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 1.78 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System WTP & Tower 1 - Fire Flow 8 System Max Day Demand = 1.78 MGD 643 Anoka County Carver County Hennepin County McLeod County Ramsey County Sherburne County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !(!(!( !( !( !( !( !(!( !( NE Water District SE Water District 4567116 4567116 456750 456719 456719 456710 456750 456710 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 1.78 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System WTP & Tower 1 - Pressure 9 System Max Day Demand = 1.78 MGD 644 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !(!( !(!(!(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !(!( !(!( !( !( !( !( !(!( !(!( !( !( !( !( !( !( !( !( !(!( !( Results shown are for 16'' along Horshoe Tr Results shown are for 16'' along Horshoe Tr NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 2 - Fire Flow 10 System Max Day Demand = 8.7 MGD 645 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !( !( !( NE Water District SE Water District 4567116 4567116 456750 456719 456719 456710 456750 456710 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Pre-Tower 2 - Pressure 11 System Max Day Demand = 8.7 MGD 646 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !(!( !(!( !(!(!( !( !(!( !( !( !( !( !( !( !( !( !( !( !( !( !( Results shown are for 16'' along Horshoe Tr Results shown are for 16'' along Horshoe Tr NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) T-2 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Tower 2 - Fire Flow 12 System Max Day Demand = 8.7 MGD 647 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !(!( !(!(!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !(!( !( !( !( !( !( !( !(!( !(!( !(!( !( !( !( !( !( !( !( !( !( !( Results shown are for 16'' along Horshoe Tr Results shown are for 16'' along Horshoe Tr NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) T-2 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 8.7 MGD Supply Maple Grove Connection as Emergency Only Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,300 2,600 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Tower 2 - Pressure 13 System Max Day Demand = 8.7 MGD 648 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County!( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !(!( !( !( !( !( !( !( !( !(!( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 2.5 MGD Supply Maple Grove Boosted Supply (2.5 MGD) Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Available Fire Flow !(<500 gpm !(500-1,500 gpm !(1,500-2,500 gpm !(2,500-3,500 gpm !(>3,500 gpm Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Blended Supply - Fire Flow 14 System Max Day Demand = 5.0 MGD 649 Anoka County Carver County Hennepin County McLeod County Ramsey County Wright County !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !( !(!(!( !( !( !( !( !( !(!( !(!( !( !( !( !( !(!( !( !( !( NE Water District SE Water District 456710 4567116 4567116 456750 456719 456719 456710 456750 T-1 1 MG Tower (3/4 Full = 1146 HGL) Water Treatement Plant 2.5 MGD Supply Maple Grove Boosted Supply (2.5 MGD) Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Client/Project Figure No. Project Location Title "($$¯ V: \ 2 2 7 7 \ a c t i v e \ 2 2 7 7 0 4 4 2 3 \ 0 3 _ d a t a \ g i s _ c a d \ g i s \ p r o \ b u i l d a b l e _ a c r e s \ b u i l d a b l e _ a c r e s . a p r x R e v i s e d : 2 0 2 2 - 0 4 - 2 1 B y : j s h u c k Legend Municipal Boundary Parcels Approximate Boundary Between NE and SE Zones MUSA 2040 Water Treatment Plant !(Water Tower Pressure !(<30 psi !(30-45 psi !(45-65 psi !(65-85 psi !(>85 psi Existing Watermain Proposed Watermain Page 1 of 1 Notes 1. Coordinate System: NAD 1983 HARN Adj MN Hennepin Feet 2. Data Sources: Hennepin County 3. Background: Hennepin County 2020 Imagery (At original document size of 11x17) 1:32,400 0 1,350 2,700 Feet Prepared by JCS on 2022-04-21 Corcoran, Hennepin Co., MN 227704423 City of Corcoran SE Water System Blended Supply - Pressure 15 System Max Day Demand = 5.0 MGD 650 APPENDIX C Stormwater Modeling Guidelines 651 Stormwater Guidelines for Development March 2019 Issue Cities changing from rural to urban development are challenged by the additional stormwater generated due to construction of impervious surfaces, along with the offsite infrastructure, or lack thereof, to manage effectively. To standardize the modeling and review process, the guidelines below were created for efficiency. Note: A watershed approval is required per Elm Creek WMO rules, which also reviews flow rates, water quality and volume management. Modeling Watershed Information Provide an aerial photo of the development that includes the overall watershed and subwatershed boundaries Provide a summary of the acreage to each discharge point leaving the site. Any increase (or decrease) shall be identified. Show any floodplain adjacent to project or within the project Show downstream water bodies and flow paths o Downstream flow paths and water bodies typically need to have elevations, inverts, and condition identified. Subwatersheds A HydroCAD model (typically used) has inputs that can vary by user. To minimize resubmittals, review time and effort, the following data shall be utilized. Electronic model shall be submitted Hydrologic Soil Group (HSG) shall be lowered one category due to the mass grading and compaction of the soils. For example, an existing B soil, shall be modeled as a proposed C soil (unless it remains undisturbed) Wetlands, filtration basins, and ponds shall be modeled at CN of 98 Identify peak rates for storm events and proposed shall be equal or less than existing rates. o Note: There are certain conditions where at City’s discretion the off-site conditions require a reduction in flow rate from existing rates. SWMM (i.e. EPA-, XP-, or PC-) models can be submitted for review, however these increase review time. Model Setup for Outlet Control Structures, NWLs and Infiltration The model’s flow control structures (OCS, culverts, etc.) shall match the construction plan information. During the plan and model review both may be modified and revised Individual detail plates are required for each OCS, and individual plates shall have inverts identified A pond or wetland NWL (and model starting elevation) shall be set at the constructed outlet control elevation. o No live storage shall be utilized below the controlling OCS elevation. o No live storage shall be used for filtration shelves on ponds below controlling OCS elevation 652 2 T:\2294-Corcoran\33-Pulte Homes\Stormwater Modeling Guidelines for Development.docx If a pond or wetland has an NWL (wet surface), infiltration shall not be used in flood routing. If a pond has filtration BMP causing drawdown below the NWL, this drawdown elevation shall not be used as the NWL for flood routing. (Filtration has a slower release time and during wet periods is not available as live storage). Construction Plans Catch Basins Street drainage shall be sufficient to manage the 10-year event Typical a CB inlet capacity is 2 to 2.5 CFS, and CBs shall be spaced accordingly Three inches (0.25 feet) of head on a CB will inundate a street centerline (2% slope). Spacing is 200 to 250 feet using longitudinal street dimensions of 40 feet from road centerline to half the house footprint (assumes rear half of house drains to rear yard). Dimensions equal 10,000 SF. CBs may be required on both sides of ped ramps to capture flows Natural Drainage Features Waterbodies receiving urban drainage (wetlands, ditches, gullies) may need to have OCS installed, erosion protection, or reduced flow rates to allow the feature to function over the long term due to more consistent flows from increased impervious via development Offsite work may be necessary and City will assist with coordination, easements, etc. HWLs and EOFs The freeboard requirements are: o Low Opening is a minimum of two feet above the HWL o Low Opening is a minimum of two feet above the EOF EOFs shall be accurately shown and as builts are required. The highest point shall be the EOF (for example top of curb) since this is the controlling elevation o In certain instances, channel calculations of the swale may be required to show the EOF has capacity to manage estimated flow Overland EOFs are preferred, however if a second pipe serves as an EOF then modeling will include a 100-year event using the second pipe (EOF) as the only outlet (primary outlet plugged). Rear Yards Rear yards or swales less than 2% shall have draintile. Typically, every two to three lots will require rear yard CBs. Sump Connections Houses adjoining a wetland or pond do not need individual sump connection Others will have access to rear yard stormsewer. Offsite Impacts Adjacent Parcels City will review adjacent parcels (downstream and upstream) for impacts from volume, point discharge, etc. and may require off site improvements. City will assist in coordination of any off site work. Off site water quality improvement projects may be determined by the City for assistance with compliance with City’s TMDL approach of implementing improvements upon development. FEMA modifications may be necessary due to development and implemented by City. 653 DRAFT REPORT | www.transportationcollaborative.com | To: Beth Hustad Trek Real Estate & Development From: Matt Pacyna, PE, Principal Transportation Collaborative & Consultants, LLC Date: April 8, 2025 Subject: Corcoran Chastek Development Traffic Review INTRODUCTION TC2 conducted a traffic review of the proposed Chastek development in the City of Corcoran. The proposed development is approximately ¼-mile north of Bass Lake Road (CR 10) and generally bounded by Maple Hill Road to the west, the Maple Hill Estates to the north, the proposed Fairway Shores development / Fir Lane to the east, and the Bass Lake Crossing development to the south. As planned, the proposed development is a 104-unit single-family residential development; the site was once occupied by Chastek Greenhouses, Inc. The purpose of this traffic review is to understand existing area travel patterns, evaluate potential traffic impacts to adjacent roadways, and identify any improvements or considerations to ensure safe and efficient operations for all users. The following information provides an overview of the traffic review. BACKGROUND A previous version of the proposed development was reviewed as part of the Chastek Parcel Infrastructure Feasibility Study, dated December 2023, which evaluated a 120-unit single family residential development. The feasibility study reviewed key aspects (i.e., transportation, sewer / water, and water resources) and recommended improvements such as the reconstruction of the Bass Lake Road (CR 10) and Maple Hill Road intersection. The study recognized the City’s Southeast District Plan which anticipates the future realignment of the Bass Lake Road (CR 10) and Maple Hill Road intersection to improve the existing intersection skew and align with a future reconfigured Larkin Road to the south. Note that there is not sufficient existing right-of-way to realign Maple Hill Road at this time. The property immediately to the east of the proposed Chastek development, referred to as the Fairway Shores development, is a 75-unit single-family residential development. As part of the adjacent development, Fir Lane would be extended through the project and provide two (2) roadway connections to the west through the proposed Chastek development. The Fairway Shores development is anticipated to be completed ahead of the proposed Chastek development, pending approvals. PROJECT DETAILS The proposed project is a 104-unit single-family residential development and anticipated to be marketed toward senior / empty nester type users given the site is within the Rockford School District (ISD 883), which is approximately 9-miles from the proposed development. Four (4) roadway connections are currently planned for the development, two (2) via Maple Hill Road and two (2) via the Fairway Shores development to the east. Note that preliminary discussion with project staff indicates a desire to only have one (1) access to Maple Hill Road. The project is expected to be completed by 2029. 654 Corcoran Chastek Development Traffic Review April 8, 2025 Page 2 TRAFFIC REVIEW Crash History Five (5) years of crash history were reviewed from 2020 through 2024 using MnDOT’s Crash Mapping Analysis Tool (MnCMAT), which identified the following trends. • Two (2) non-animal crashes were reported at the Bass Lake Road (CR 10) and Maple Hill Road intersection during the review period o Both crashes were eastbound rear-end type crashes; one (1) of which was alcohol related o There were no fatal or serious injuries reported • One (1) non-animal crash was reported at the Bass Lake Road (CR 10) and Fir Lane intersection; the crash was a northbound left-turn / angle type crash and resulted in only property damage Based the crash history, there are no existing safety issues within the study area from a crash frequency or severity perspective. In addition, sight distance at the Bass Lake Road (CR 10) and Maple Hill Road intersection appears adequate based on a preliminary review of current roadway conditions. Existing Traffic Volumes The feasibility study included a.m. and p.m. peak hour intersection turning movement counts at the Bass Lake Road (CR 10) and Maple Hill Road intersection collected in 2023. Updated intersection counts were collected on Wednesday, March 26, 2025 from 6 a.m. to 7 p.m. along Bass Lake Road (CR 10) at both Maple Hill Road and Fir Lane to quantify peak hour / daily traffic volumes and overall travel patterns to / from the area. The traffic volume comparison, shown in Table 1, illustrates that peak hour traffic volumes are approximately 10 to 25% lower when compared to the 2023 counts, which could be related to construction / road closures (e.g., CR 101, Chankahda Trail / Old CR 47) during 2023. The existing a.m. and p.m. peak hour conditions, which represent 7:30 to 8:30 a.m. and 4:15 to 5:15 p.m., respectively, are shown in Figure 1. Table 1 Traffic Count Comparison CSAH 10 / Maple Hill Road EBL EBT WBT WBR SBL SBR AM Peak Hour 2023 Count 2 467 165 9 34 19 2025 Count 11 322 120 11 26 15 Change in Volume (+ / -) + 9 - 145 - 45 + 2 - 12 - 4 PM Peak Hour 2023 Count 24 204 454 46 42 11 2025 Count 14 201 409 48 20 13 Change in Volume (+ / -) - 10 - 3 - 45 + 2 - 18 + 2 The existing daily traffic counts collected along Maple Hill Road and Fir Lane (north and south of CR 10) equate to approximately six (6) daily trips per unit. These rates are generally consistent with average daily trip estimates using the ITE Trip Generation Manual, 11th Edition for the existing land uses. This information reflects the lower trip generation of housing targeted for seniors / empty nester type users. 655 5, 9 0 0 3 2 5 4 5 0 8,000 1 , 0 5 0 100 1 , 0 2 5 Figure 1Existing Conditions Corcoran Chastek Development Traffic Review 5 (7)177 (298)5 (2) 1 (13)374 (506)6 (19) 1 ( 2 ) 3 ( 1 ) 8 ( 9 ) 1 ( 8 ) 1 ( 2 ) 1 3 ( 1 3 ) 11 ( 1 4 ) 32 2 ( 2 0 1 ) 11 ( 4 8 ) 12 0 ( 4 0 9 ) 15 ( 1 3 ) 26 ( 2 0 ) Legend AM Peak Hour VolumePM Peak Hour VolumeEstimated ADT VolumeStop Sign XXX(XXX)X,XXX N Fi r L n Ma p l e H i l l R d 74th Ave Larkin Rd Bas s L a k e R d ( C R 1 0 ) 656 Corcoran Chastek Development Traffic Review April 8, 2025 Page 4 Trip Generation To quantify the expected trip generation of the proposed development, an estimate was developed using the ITE Trip Generation Manual, 11th Edition, which includes trips for typical weekday a.m. and p.m. peak hours, as well as daily. A trip generation estimate for the adjacent Fairway Shores development was also included. Note that the trip generation estimate was provided using two land use types (i.e., single-family and senior adult single-family housing) to illustrate the range of likely trip generation potential for these developments. As noted earlier, the traffic data collected for the existing adjacent developments is consistent with the ITE estimates for these uses. The trip generation summary, shown in Table 2, indicates that the proposed development is expected to generate up to 77 a.m. peak hour (19 in / 58 out), 103 p.m. peak hour (65 in / 38 out), and 1,046 daily trips. The proposed development trip generation is less than what was estimated in the Chastek Parcel Infrastructure Feasibility Study. The proposed adjacent development is expected to generate up to 57 a.m. peak hour (14 in / 43 out), 76 p.m. peak hour (48 in / 28 out), and 774 daily trips. Table 2 Trip Generation Summary Land Use Type (ITE Code) Size AM Peak Hour PM Peak Hour Daily In Out In Out Proposed Development (Chastek) Single-Family Housing (210) 104 units 19 58 65 38 1,046 Senior Adult Housing – Single Family (251) 104 units 13 27 28 18 614 Adjacent Development (Fairway Shores) Single-Family Housing (210) 75 units 14 43 48 28 774 Senior Adult Housing – Single Family (251) 75 units 10 21 22 13 464 Trip Routing Site generated trips were distributed throughout the study area using the directional distribution shown in Figure 2, which is based on a combination of existing area travel patterns and engineering judgment. Note that existing area travel patterns range from approximately 15% to 30% of users being to / from the west along Bass Lake Road (CR 10), which is based on the turning movement count data collected at Maple Hill Road and Fir Avenue. The feasibility study assumed approximately 30% of users to / from the west along Bass Lake Road (CR 10) and 70% of users to / from the east. Future Intersection Capacity The feasibility study indicated that all movements and the overall Bass Lake Road (CR 10) / Maple Hill Road intersection operates at LOS C or better during the a.m. and p.m. peak hours under existing and year 2026 no build / build conditions. Note that LOS D is generally considered acceptable in the Twin Cities. Given the proposed development trip generation is less than as assumed in the feasibility study, as well as the 2025 traffic volumes being lower, no intersection capacity issues are anticipated as a result of the proposed development. Thus, no additional infrastructure is needed to support the proposed development from a roadway capacity perspective. 657 +4 5 0 + 1 , 4 2 5 +1,375 + 4 0 0 Figure 2Site Generated Trips Corcoran Chastek Development Traffic Review 1 (3)3 (2) 13 (46)1 (3) 3 ( 2 ) 4 0 ( 2 6 ) 1 (2)0 (0) 10 (36)0 (0) 2 ( 1 ) 3 2 ( 2 1 ) 4 ( 1 3 ) 1 ( 3 ) 1 ( 3 ) 3 ( 2 ) 12 ( 8 ) 3 ( 2 ) 3 ( 1 0 ) 1 ( 2 ) 0 ( 0 ) 2 ( 1 ) 9 ( 6 ) 0 ( 0 ) Legend AM Peak Hour Site TripsPM Peak Hour Site TripsStop SignDirectional DistributionCombined Chastek/Fairway Shores ADT Site Trips Chastek Development Fairway Shores XXX(XXX) +XXX N 25% 75% 658 Corcoran Chastek Development Traffic Review April 8, 2025 Page 6 Turn Lane Review Although not needed from an intersection capacity perspective, turn lanes can provide safety benefits by limiting conflicts between thru and turning vehicles. To determine if turn lanes are warranted within the study area, specifically at the Bass Lake Road (CR 10) and Maple Hill Road intersection, a turn lane analysis was conducted. Guidance from MnDOT’s Access Management Manual, AASHTO’s Geometric Design of Highways and Streets, and the NCHRP Report on Evaluating Intersection Improvements: An Engineering Study Guide were reviewed. Each of these guidelines consider traffic volumes along the roadways, including hourly directional, left- / right-turning, and ADT volumes. Results of the turn lane review indicate that the existing traffic volumes at the Bass Lake Road (CR 10) and Maple Hill Road intersection currently meet the guidance to warrant a westbound right-turn lane. However, the existing eastbound left-turn and opposing volumes do not meet the guidance to warrant an eastbound left-turn lane, but are nearing the guidance threshold. With the anticipated future traffic volumes from the proposed developments within the area (e.g., the Fairway Shores and Chastek developments), the future intersection volumes are anticipated to be just under the warrant criteria for an eastbound left-turn lane at the Bass Lake Road (CR 10) and Maple Hill Road intersection. As noted earlier, the City’s Southeast District Plan vision is to realign Maple Hill Road and Larkin Road at Bass Lake Road (CR 10). Thus, the addition of any turn lanes may not be the best investment at this time. Without the available right-of-way to complete the realignment of these roadways, there is not a significant long-term benefit to these turn lane improvements. Therefore, further coordination with area agencies should occur to discuss the turn lane needs and timing. Detailed information used for the turn lane analysis is included in the Appendix. Maple Hill Road Traffic Volumes Future average daily traffic (ADT) volumes along Maple Hill Road and Fir Lane (i.e., near Bass Lake Road / CR 10) are estimated to be approximately 1,525 and 1,875 vehicles per day, respectively. Based on the trip routing developed as part of this review, the proportion of future Maple Hill Road and Fir Lane traffic volumes by development are illustrated in Table 3. Note that future development west of Maple Hill Road, which is within the Southeast District Plan area is anticipated to further increase traffic volumes along Maple Hill Road. Table 3 Future ADT Volume Breakdown by Development Land Use / Development Average Daily Traffic Volume (%) Maple Hill Road Fir Lane Maple Hill Estates, Church, Golf Course 1,025 (67%) 0 (0%) Bass Lake Crossing 100 (7%) 450 (24%) Fairway Shores 150 (10%) 625 (33%) Chastek 250 (16%) 800 (43%) Total 1,525 (100%) 1,875 (100%) 659 Corcoran Chastek Development Traffic Review April 8, 2025 Page 7 Maple Hill Road Access Two (2) access locations within the proposed Chastek development are currently planned along Maple Hill Road. However, as noted earlier, preliminary discussion with project staff indicates a desire to only have one (1) development access to Maple Hill Road. Although these roadway connections are expected to align with future east-west roadways within the Southeast District Plan area, having only one (1) roadway connection to Maple Hill Road is anticipated to be able to provide adequate capacity and not result in any significant issues within the study area. This access is anticipated to have side- street stop control, allowing free-flow movements along Maple Hill Road. Thus, further discussion with the project team should occur to determine if one or two access locations to Maple Hill Road should be provided. CONCLUSIONS There are no existing safety or operational issues within the study area. In addition, the feasibility study identified that all movements at the Bass Lake Road (CR 10) and Maple Hill Road intersection will operate at LOS C or better during the a.m. and p.m. peak hours under year 2026 no build / build conditions. Thus, there are no infrastructure needs as a result of the proposed development from an intersection capacity perspective. Note that a review of turn lane guidance indicates that the existing traffic volumes at the Bass Lake Road (CR 10) and Maple Hill Road intersection currently meet the guidance to warrant a westbound right-turn lane, while future volumes are anticipated to be just under the criteria for an eastbound left-turn lane at the Bass Lake Road (CR 10) and Maple Hill Road intersection. Given the City’s Southeast District Plan vision is to realign Maple Hill Road and Larkin Road at Bass Lake Road (CR 10), the addition of these turn lanes may not be the best investment at this time. Without the available right-of-way to complete the realignment of these roadways, there is not a significant long-term benefit to these turn lane improvements. Therefore, further coordination with area agencies should occur to discuss the turn lane needs and timing. 660 APPENDIX 661 Figure 2 - 6. Guideline for determining the need for a major-road right-turn bay at a two-way stop-controlled intersection. INPUT Value 50 438 32 OUTPUT Value 29 right-turn bay for a 2-lane roadway: Add right-turn bay. Roadway geometry: Variable Variable Guidance for determining the need for a major-road Major-road speed, mph: Major-road volume (one direction), veh/h: Right-turn volume, veh/h: Limiting right-turn volume, veh/h: 2-lane roadway 0 20 40 60 80 100 120 140 200 400 600 800 1000 1200 1400 1600 Ri g h t - T u r n V o l u m e , v e h / h Major-Road Volume (one direction), veh/h Add right - turn bay Bass Lake Road (CR 10) and Maple Hill Road - Existing Conditions 66 2 Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection. 2-lane roadway (English) INPUT Value 50 6% 207 438 OUTPUT Value 387 CALIBRATION CONSTANTS Value 3.0 5.0 1.9 Critical headway, s: Average time for left-turn vehicle to clear the advancing lane, s: Limiting advancing volume (V A), veh/h: Guidance for determining the need for a major-road left-turn bay: Left-turn treatment NOT warranted. Average time for making left-turn, s: Advancing volume (VA), veh/h: Opposing volume (V O), veh/h: Variable Variable Variable 85th percentile speed, mph: Percent of left-turns in advancing volume (V A), %: 0 100 200 300 400 500 600 700 800 0 100 200 300 400 500 600 700 Op p o s i n g V o l u m e ( V O), v e h / h Advancing Volume (VA), veh/h Left-turn treatment warranted. Left-turn treatment not warranted Bass Lake Road (CR 10) and Maple Hill Road - Existing Conditions 66 3 Figure 2 - 5. Guideline for determining the need for a major-road left-turn bay at a two-way stop-controlled intersection. 2-lane roadway (English) INPUT Value 50 15% 250 450 OUTPUT Value 254 CALIBRATION CONSTANTS Value 3.0 5.0 1.9 Advancing volume (VA), veh/h: Opposing volume (V O), veh/h: Variable Variable Variable 85th percentile speed, mph: Percent of left-turns in advancing volume (V A), %: Critical headway, s: Average time for left-turn vehicle to clear the advancing lane, s: Limiting advancing volume (V A), veh/h: Guidance for determining the need for a major-road left-turn bay: Left-turn treatment NOT warranted. Average time for making left-turn, s: 0 100 200 300 400 500 600 700 800 0 100 200 300 400 500 600 700 Op p o s i n g V o l u m e ( V O), v e h / h Advancing Volume (VA), veh/h Left-turn treatment warranted. Left-turn treatment not warranted Bass Lake Road (CR 10) and Maple Hill Road - with Proposed Developments 66 4 Memo To: Kevin Mattson, City Engineer/PW Director From: Steven Hegland, PE Ed Terhaar, PE Stantec Consulting Services Inc. File: 193806190 Date: April 21, 2025 Subject: Alternative Traffic Analysis Chastek Development BACKGROUND In the fall of 2024, the Chastek development proposed a 104 unit single family development at 7600 Maple Hill Road. In February of this year, Stantec completed a feasibility study reviewing the impacts to public infrastructure of the proposed development. The feasibility study included a traffic analysis. The traffic analysis was completed assuming the development had a singular access from Maple Hill Road with no roadway connection to Fir Lane. The Fir Lane connection does not exist today but ultimately is connected through the proposed Fairway Shores development. The study also assumed that the traffic patterns after the development is built out (70% to/from east and 30% to/from west) generally matched the existing traffic patterns. The analysis had found that under the studied conditions, the intersection of Maple Hill Road operated at an acceptable level of service but both eastbound left and westbound right turn lanes met the guidance standards to warrant turn lane improvements. In addition to the turn lane improvements, the condition of Maple Hill Road was reviewed with the analysis. Based on the additional traffic generated from the development and the poor condition of the roadway, improvements to Maple Hill Road were necessary to service the additional traffic. As the development can only be accessed from the south, the roadway improvements were to be constructed from County Road 10 to the northernmost access to the development. ALTERNATIVE TRAFFIC ANALYSIS On April 11, 2025 the City received an email from the Chastek Development team with an alternative traffic analysis. The alternative traffic analysis was performed by Transportation Collaborative & Consultants, LLC (TC^2) and dated April 8, 2025. Along with the traffic analysis, the Chastek Development requested that the development be considered along with requiring intersection improvements at Maple Hill Road and County Road 10 consisting of a westbound right turn lane along with a mill and overlay of Maple Hill Road. ANALYSIS The alternative traffic analysis, performed by TC^2, was completed in accordance with industry standards and the same general guidelines in which the original traffic analysis was conducted. The significant difference in the alternative traffic analysis was that the study was completed assuming that both the Chastek and Fairway Shores developments were in a constructed condition and that the developments utilized both the Maple Hill Road and Fir Lane intersections. Additionally, the study assumed a 665 75% traffic distribution to/from the east on County Road 10 and 25% to/from the west, which was slightly different than the existing conditions. The alternative study found that the westbound right turn volumes did meet the guidance to warrant turn lane improvements, however the eastbound left turn volumes did not meet the guidance to warrant improvements. The study did note that even though the left turn lane was not needed based on the analysis, it would provide an overall safety benefit. In our review of the condition of Maple Hill Road, the roadway is experiencing a significant amount of block cracking throughout the roadway. This is typically due to a poor roadway subgrade which does not provide adequate structural support and often causes additional movement in the roadway and these types of cracks. Additionally, during the 2012 SE Utility project, the City installed trunk utilities through the Chastek Development including the crossing of Maple Hill Road. During this project, buried topsoil and organic material was found in the roadway subgrade which was removed and replaced as it does not provide adequate support for the roadway. To address a roadway with a poor subgrade, a mill and overlay is not the appropriate solution, as the roadway will continue to crack and deteriorate prematurely. The proper solution to ensure a competent roadway is to reconstruct the roadway in accordance with current City Standards. RECOMMENDATIONS We recommend the City review the alternative traffic analysis provided and consider incorporating the information into the development application. The City has received the final plat application for the Fairway Shores development and understand they wish to construct the first phase of the development in 2025, which would include the access to Fir Lane. If the Fir Lane connection were constructed, it is reasonable to expect that a portion of the Chastek development will travel on Fir Lane instead of Maple Hill Road and vice versa. However, the exact breakdown of trip distribution may vary over time. The City Council may consider only requiring the westbound right turn lane at the intersection of Maple Hill Road and County Road 10 conditioned on the connection to Fir Lane being made. If in the future, should additional development occur along this corridor or should traffic patterns change to warrant the left turn lane improvements, the City could consider the additional improvements at that time. We recommend the original conditions for the improvements to Maple Hill Road be required, which stated that based on the additional traffic generated from the development and the poor condition of the roadway, improvements to Maple Hill Road were necessary to service the additional traffic. As the development can only be accessed from the south, the roadway improvements should be constructed from County Road 10 to the northernmost access to the development or as appropriate to transition roadway termination. 666 Page 1 of 1 MEMO Date: February 5, 2025 To: Planning (Community Development Director Davis McKeown and Planner Klingbeil) From: Lieutenant Burns Re: City File 25-001 Chastek Rezoning and Preliminary Plat A Public Safety plan review meeting was held on February 5, 2025, to review the submitted rezoning and preliminary plat application for Chastek. In attendance were the following: Police Chief Gottschalk, Lieutenant Burns, Fire Chief Leuer, Fire Chief Malewicki, Building Official Rosenau, Construction Services Supervisor Prichard, and Planner Klingbeil. The comments below are based on the materials submitted on January 10, 2025. 1. It is preferred that there be two temporary accesses for construction as possible. 2. If the north access on Maple Hill Road is closed, it is recommended that this be a cul-de- sac rather than a hammerhead turnaround. 3. Long-term public safety planning supports the two accesses as shown to the development to the east. 667 Square Feet: 1,752 Bedrooms: 2 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Grayson Elevation A Elevation B Elevation C 668 . n o i t i t r a p f o e d i s n i m o r f d e t a l u c l a c d n a e t a m i x o r p p a e r a s n o i s n e m i d m o o R . e c i t o n t u o h t i w e g n a h c o t t c e j b u s e r a s e c i r P . t c a r t n o c l a g e l a f o t r a p t o n s i d n a y l n o s e s o p r u p n o i t a r t s u l l i r o f s i e r u h c o r b s i h T 12 - 6 d e t n i r P 669 Square Feet: 1,769 Bedrooms: 3 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Hillcrest Elevation B Elevation C Elevation D Elevation F 670 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 671 Square Feet: 1,801 Bedrooms: 2 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Leo Elevation D Elevation A Elevation B Elevation C 672 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 673 Square Feet: 1,891 Bedrooms: 3 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Sycamore II Elevation A Elevation B Elevation C Elevation D Elevation E 674 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 675 Square Feet: 2,344 Bedrooms: 2 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 2 Aspen Elevation A - Stone Elevation B - Stone Elevation C - Stone 676 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 677 Square Feet: 1,734 Bedrooms: 2 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Cedarwood Elevation B Elevation C Elevation E Elevation D 678 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 679 Square Feet: 1,743 Bedrooms: 3 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Cedarwood II Elevation A Elevation B Elevation E Elevation D 680 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 681 Square Feet: 2,441 Bedrooms: 3 Full Baths: 2 Half Baths: 1 Garages: 2 Stories: 1.5 Elmwood IV Elevation E - Stone Elevation H - Stone Elevation A - Stone 682 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 683 Square Feet: 2,604 Bedrooms: 3 Full Baths: 2 Half Baths: 1 Garages: 2 Stories: 2 Magnolia Elevation A - Stone Elevation B - Stone Elevation C 684 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 685 Elevation A - Stone Elevation B - Stone Elevation C - Stone Elevation D - Stone Elevation E - Stone Square Feet: 1,892 Bedrooms: 3 Full Baths: 2 Half Baths: 0 Garages: 2 Stories: 1 Willow II 686 Be c a u s e w e a r e c o n s t a n t l y i m p r o v i n g o u r p r o d u c t , w e r e s e r v e t h e r i g h t t o r e v i s e , c h a n g e , a n d / o r s u b s t i t u t e p r o d u c t f e a t u r e s , d i m e n s i o n s , s p e c i f i c a t i o n s , a r c h i t e c t u r a l d e t a i l s , a n d d e s i g n s w i t h o u t n o t i c e . In a d d i t i o n , o p t i o n s s h o w n m a y n o t b e a v a i l a b l e i n a l l c o m m u n i t i e s . T h i s b r o c h u r e i s f o r i l l u s t r a t i o n p u r p o s e s o n l y a n d i s n o t p a r t o f a l e g a l c o n t r a c t . P r i c e s a r e s u b j e c t t o c h a n g e w i t h o u t n o t i c e . R o o m di m e n s i o n s a r e a p p r o x i m a t e a n d c a l c u l a t e d f r o m i n s i d e o f p a r t i t i o n . P l e a s e s e e a N e w H o m e C o n s u l t a n t f o r d e t a i l s . P r i n t e d 0 8 - 2 1 . 687 LOCATION MAP 00-ENG-123152-SHEET-COVR 1.10 CHASTEK PRELIMINARY PLAT CORCORAN, MINNESOTA COVER Know what's below. before you dig.Call R I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's SHEET INDEX COVER 1.10 LEGEND 1.20 PRELIMINARY EROSION CONTROL PLAN 5.10-5.11 PRELIMINARY LANDSCAPE PLAN L1 PRELIMINARY REMOVAL PLAN 2.20 EXISTING CONDITIONS 2.10 PRELIMINARY SANITARY SEWER & WATERMAIN PLAN 4.10 PRELIMINARY SITE PLAN 3.20 PRELIMINARY STORM SEWER PLAN 4.20 PRELIMINARY PLAT 3.10 PRELIMINARY GRADING DETAILS 5.30 EXISTING HYDROLOGY MAP S4 PROPOSED HYDROLOGY MAP S5 PRELIMINARY TREE PRESERVATION PLAN T1 PRELIMINARY WETLAND IMPACT PLAN 5.40-5.42 PRELIMINARY GRADING PLAN PRELIMINARY WETLAND BUFFER PLAN 6.20 PRELIMINARY SEEDING PLAN 5.20 MPCA MAP S3 STORM WATER POLLUTION PREVENTION PLAN S1-S2 6.10 PRELIMINARY PHASING PLAN 3.21 PRELIMINARY TURNING PLAN 3.22 688 00-ENG-123152-SHEET-LGND 1.20LEGEND I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 689 c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 12-04-2023 EDEN PRAIRIE, MINNESOTA 55344 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Surveyor under the laws of the State of Minnesota 42299 Peter J. Hawkinson EX-SURV-123152-BASE.DWG 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's EXISTING CONDITIONS 2.10 69 0 00-ENG-123152-SHEET-DEMO 2.20PRELIMINARY REMOVAL PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 691 PRELIMINARY PLAT I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 3.10 19191919193.10 692 00-ENG-123152-SHEET-SITE 3.20PRELIMINARY SITE PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 693 NORTH PHASE SOUTH PHASE 00-ENG-123152-SHEET-PHASE 3.21PRELIMINARY PHASING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 694 00-ENG-123152-SHEET-VEHC-TRAC 3.22VEHICLE TURNING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 695 00-ENG-123152-SHEET-SSWR 4.10PRELIMINARY SANITARY SEWER & WATERMAIN PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 696 00-ENG-123152-SHEET-STRM 4.20PRELIMINARY STORM SEWER PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 697 00-ENG-123152-SHEET-GRAD 5.10PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 698 00-ENG-123152-SHEET-GRAD 5.11PRELIMINARY GRADING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 699 LEGEND 00-ENG-123152-SHEET-EROS 5.20PRELIMINARY EROSION CONTROL PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 700 · · · · · · · · · · · · 00-ENG-123152-SHEET-SEED 5.30PRELIMINARY SEEDING PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 701 00-ENG-123152-SHEET-GRAD-DTLS 5.40PRELIMINARY GRADING DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 702 · · · 00-ENG-123152-SHEET-GRAD-DTLS 5.41PRELIMINARY GRADING DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 703 00-ENG-123152-SHEET-GRAD-DTLS 5.42PRELIMINARY GRADING DETAILS I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 704 00-ENG-123152-SHEET-WETL 6.10PRELIMINARY WETLAND IMPACT PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 705 00-ENG-123152-SHEET-WETL 6.20PRELIMINARY WETLAND BUFFER PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's 706 · · · · · · · · · · · · · · · 00-ENG-123152-SHEET-SWPPP S1STORM WATER POLLUTION PREVENTION PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change4. 12-16-2024 Street Layout Change 5. 1-7-2025 Grad. R's to SOG's 707 00-ENG-123152-SHEET-SWPPP S2STORM WATER POLLUTION PREVENTION PLAN I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change4. 12-16-2024 Street Layout Change 5. 1-7-2025 Grad. R's to SOG's 708 00-ENG-123152-HYDR-MPCA S3MPCA MAP I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change4. 12-16-2024 Street Layout Change 5. 1-7-2025 Grad. R's to SOG's 709 LEGEND 00-ENG-123152-HYDR-EXIS S4EXISTING HYDROLOGY MAP I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change4. 12-16-2024 Street Layout Change 5. 1-7-2025 Grad. R's to SOG's 710 LEGEND 00-ENG-123152-HYDR-PROP S5PROPOSED HYDROLOGY MAP I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Professional Engineer under the laws of the State of Minnesota c 19OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23 JMM MSN/PDS Name Reg. No.Date Revisions 1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS 45831 12-04-2023 John M. Molinaro EDEN PRAIRIE, MINNESOTA 55344 2. 3-29-2024 NE Roadway Change3. 4-8-2024 Roadway Change4. 12-16-2024 Street Layout Change 5. 1-7-2025 Grad. R's to SOG's 711 1JLT JLT Name Reg. No.Date Date Designed Drawn2-6-2025 T1TREE PRESERVATION PLAN c OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS EDEN PRAIRIE, MINNESOTA 55344 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 5. 1-7-2025 Grad. R's to SOG's TREE PROTECTION FENCE DETAIL TREE PROTECTION DETAIL TREE PRESERVATION NOTES 712 1JLT JLT Date Designed Drawn L1LANDSCAPE PLAN c OFCHASTEK CORCORAN, MINNESOTA HEMPEL ACQ. CO., LLC 10050 CROSSTOWN CIRCLE STE. 600 12-04-23Name Reg. No.Date Revisions1. 1-16-2024 City Comments Date Designed Drawn 2023 Pioneer Engineering, P.A. Mendota Heights, MN 55120 2422 Enterprise Drive (651) 681-1914 Fax: 681-9488www.pioneereng.com LANDSCAPE ARCHITECTSLAND SURVEYORSLAND PLANNERSCIVIL ENGINEERS EDEN PRAIRIE, MINNESOTA 55344 I hereby certify that this plan was prepared by me or under my direct supervision and that I am a duly Licensed Landscape Architect under the laws of the State of Minnesota 44763 Jennifer L. Thompson 2. 3-29-2024 NE Roadway Change 3. 4-8-2024 Roadway Change 4. 12-16-2024 Street Layout Change 6. 2-6-2025 City Comments 7. 2-27-2025 East Prop. Line Storm Sewer 5. 1-7-2025 Grad. R's to SOG's 2-6-2025 713 714 715 STAFF REPORT Agenda Item: 12.a Council Meeting: May 22, 2025 Prepared By: Deb Johnson, City Clerk Topic: 2025 City Council Schedule Action Required: None Council Action Information Only Attachments 1. 2025 City Council Meeting Calendar as of 5.15.25.pdf 716 1 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 10 717 2 City of Corcoran 2025 City Council Schedule (as of May 15, 2025) Below is a tentative schedule for City Council meetings and events - subject to change. May 22, 2025 • Quarterly Financial Update • St. Thomas Site Plan and Variance (Kendra) – Consent • Chastek Preliminary Plat (Natalie) • New Mahavan (Dwight) • Kariniemi Acres 2nd PP and Var (Dwight) – Consent • City Park Site Plan and VAR (Natalie) – Consent • Heather Meadows amended DA (Natalie) – Consent • Brockton BP Final Plat (Kendra) – Consent • Fairway Shores Final Plat (Natalie) – Consent • Fairway Shores Early Grading Request (Kevin) - Consent • Corcoran Storage II Turn Lane Improvements Bid Award (Kevin) June 12, 2025 • Employee Handbook Updates • Experience/Longevity Pay Discussion • RFP Recycling • RFP Space/Needs Analysis • Camp Solberg (Dwight)- Consent • Larkin Road Subdivision Concept Plan (Natalie) • Crossroads Liquor Store Concept Plan (Dwight) • Continental Concept Plan (Natalie) • City Park Bids June 23, 2025 Work Session - Ribbon Cutting and Elected Tour: 5:00-6:30pm • Water Treatment Plant Grand Opening June 23, 2025* (*NOTE: Monday Regular Council Meeting*) • Industrial/Commercial Update • Norling OS&P • M&J Agribusiness Zoning Ordinance Amendment June 25-27, 2025 League of Minnesota Cities Annual Conference (Duluth) July 10, 2025 July 24, 2025 Work Session July 24, 2025 August 5, 2025 (*NOTE: Tuesday*) NITE TO UNITE August 15, 2025 Work Session August 14, 2025 August 15-16 Corcoran Country Daze 718 3 August 28, 2025 September 11, 2025 • Firearms Ordinance September 25, 2025 October 9, 2025 October 16, 2025 November 13, 2025 November 24, 2025* (NOTE: Monday) December 11, 2025 719