Loading...
HomeMy WebLinkAbout2024-02-01 Planning Commission Agenda PacketCITY OF CORCORAN *Includes Materials - Materials relating to these agenda items can be found in the House Agenda Packet by Door. Corcoran Planning Commission Agenda February 1, 2024 - 7:00 pm 1.Call to Order / Roll Call 2.Pledge of Allegiance 3.Agenda Approval 4.Open Forum 5.Minutes a.January 4, 2024, Regular Meeting Minutes* 6. New Business a.Public Hearing. Lister Garage CUP (City File No. 23-031) i.Staff Report ii.Open Public Hearing iii.Close Public Hearing iv.Commission Discussion & Recommendation b.Public Hearing. Hope Community Preliminary Plat, Preliminary PUD, Rezoning & Comprehensive Plan Amendment (City File No. 23-028) i.Staff Report ii.Open Public Hearing iii.Close Public Hearing iv.Commission Discussion & Recommendation 7.Reports/Information a.Other Business b.Planning Project Update* c.City Council Report* – Council Liaison Vehrenkamp 8.Commissioner Liaison Calendar City Council Meetings 2/8/2024 2/22/2024 3/14/2024 3/28/2024 4/11/2024 4/25/2024 Lind Lanterman Van Den Einde Brummond Lind Lanterman 9. Adjournment Meeting Via Telephone/Other Electronic Means Call-in Instructions: +1 305 224 1968 US Enter Meeting ID: 813 2340 0618 Video Link and Instructions: https://us02web.zoom.us/j/81323400618 visit http://www.zoom.us and enter Meeting ID: 813 2340 0618 MEETING VIEWABLE VIA ZOOM *Please note in-person comments will be taken at the scheduled meeting where noted. Comments received via email to the Planning Technician (dklingbeil@corcoranmn.gov) or via public comment cards will also be accepted. All email and public comment cards must be received by 4PM the day before the meeting. For more information on potions to provide public comment visit: www.corcoranmn.gov Agenda Item 5a. Corcoran Planning Commission Minutes January 4, 2024 - 7:00 pm The Corcoran Planning Commission met on January 4, 2024, in Corcoran, Minnesota. Three Planning Commissioners were present in the Council Chambers. Members of the public were able to participate in- person as well as through electronic means using the audio and video conferencing platform Zoom. Present: Commissioners Brummond, Horn, and Van Den Einde. Also present: Planner Davis McKeown, Planning Technician Klingbeil, and Council Liaison Schultz. Absent: Commissioners Lanterman and Lind. 1. Call to Order / Roll Call 2. Pledge of Allegiance 3. Agenda Approval Motion made by Horn, seconded by Van Den Einde, to approve the agenda for the January 4, 2024, Planning Commission Meeting. Voting Aye: Brummond, Horn, and Van Den Einde. (Motion passed 3:0). 4. Open Forum (none) 5. Minutes Motion made by Van Den Einde, seconded by Horn, to approve the December 5, 2023, Planning Commission Minutes. Voting Aye: Brummond, Horn, and Van Den Einde. (Motion passed 3:0). 6. New Business – Public Comment Opportunity a. Public Hearing. Minks Preliminary Plat and Variance (City File No. 23-025) i. Staff Report – Staff Report was presented by Planner Davis McKeown. ii. Public Hearing Motion made by Horn, seconded by Van Den Einde, to close the Public Hearing. Voting aye: Brummond, Horn, and Van Den Einde. (Motion passed 3:0) iii. Commission Discussion & Recommendation – Commission discussion included a series of questions directed at the applicant, Lyndon Minks, 6950 Jubert Lane. Lyndon Minks discussed the need for lot 1 to abut his other property at 6385 Old Settlers Road; a previous attempt to adjust the lot line; hoping this process would be more streamlined this time around; and the neighbor’s trees planted near his driveway. The commission discussion included clarification of the applicant’s options to address the driveway encroachment from lot 2 onto lot 1; a question of the well location on the site; clarification of what’s considered a flag lot; private shared access agreement being the least intensive option to address the driveway encroachment; clarification that the platting process triggers the need for wetland buffer signs; and letting the applicant decide which option he’d like to pursue to address the driveway encroachment. Motion made by Brummond, seconded by Horn, to recommend approval of the resolution approving a preliminary plat and variance for “Minks Addition” at 6925 Old Settlers Road and 7005 Old Settlers Road. Voting Aye: Brummond, Horn, and Van Den Einde. (Motion passed 3:0). 7. Reports/Information a. Other Business – b. Planning Project Update* - The mayor requested staff to request the Commission’s interest and availability to hold a joint work session to discuss the City’s goals. Commissioner Brummond inquired on the status of the Hope Community Preliminary Plat and Preliminary PUD and Planner Davis McKeown confirmed that it was tentatively scheduled for the February meeting. c. City Council Report* – City Council Report included a request for a summary of the Planning Commission’s accomplishments for 2023; planning items included in the Council’s goal for 2024; and the status of the new City Logo. 8. Commissioner Liaison Calendar City Council Meetings 1/11/2024 1/25/2024 2/8/2024 2/22/2024 3/14/2024 3/28/2024 Brummond Horn Lind Lanterman Van Den Einde Brummond 9. Adjournment Motion made by Brummond, seconded by Van Den Einde, to adjourn the January 4, 2024, Planning Commission meeting. Voting Aye: Brummond, Horn, and Van Den Einde. (Motion passed 3:0). The meeting adjourned at 7:28 pm. Page 1 of 7 STAFF REPORT Agenda Item 6a. Planning Commission Meeting: February 1, 2024 Prepared By: Dwight Klingbeil Topic: Lister Garage CUP (PID 19-119-23-21-0007) (City File No. 23-031) Action Required: Recommendation 1.Application Request Carrie Johnson, the applicant, on behalf of Dan and Peggy Lister, requests approval of a conditional use permit (CUP) for a garage with a sidewall height of greater than 10’ located in the side yard for his property at 26315 Julie Ann Drive. 2.Context Zoning and Land Use The proposed property is guided for Rural/Ag Residential and zoned Rural Residential (RR). The property has an existing single-family home with an attached garage. The property is outside of the Metropolitan Urban Service Area (MUSA). Surrounding Properties All surrounding properties are guided for Rural/Ag Residential, within the RR district, and outside of the MUSA. The properties to the north, east, and south are residential uses, and the two properties to the west are used for agricultural/residential uses. Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map indicates the presence of shrub wetland community on the western edge of this property. According to the Hennepin County Natural Resources Map, the western section of the property contains a small portion of a 100-year flood basin that is part of the larger wetland complex. The Engineering Report noted that the wetlands on this site were reviewed and were found to be unaffected by this project. Figure 1 Site Location Page 2 of 7 3. Analysis Planning staff coordinated review of the request for consistency with the Comprehensive Plan, Zoning Ordinance, City Code requirements, and City policies. The City Engineer’s comments are incorporated into this staff report. The detailed comments are included in the attached Engineering Memo, and the approval conditions require compliance with the Memo. The City’s discretion in approving or denying a CUP is limited to whether the proposed request meets the standards outlined in the City Code. If it meets these standards, the City must approve the CUP. I. Accessory Structure CUP The applicant proposes to construct a detached garage of 1,600 square feet within a portion of the side and front yard on the 5.41-acre parcel. Location and Setbacks Figure 2 Hennepin County Natural Resources Map Page 3 of 7 The structure is proposed to be placed north of the principal structure within the side and front yard which is allowed. The garage meets the 10’ minimum separation from the residence. The structure is closest to the front property line to the northeast and is setback 122’ where a 50’ minimum setback is required. The proposed placement meets this requirement and exceeds the side and rear setbacks (25’ and 15’ respectively). Size Section 1030.020 of the Zoning Ordinance allows an accessory building footprint of 2,563 square feet for a lot of this size. There are no other detached structures on the property, and there is an existing attached garage of roughly 900 square feet. Since the attached garage is less than 1000 feet, it does not count toward the allowed 2,563 square foot footprint for the property. Altogether, the applicant proposes 1600 square feet of accessory structure space subject to the footprint limit. This complies with the standard. Should the applicant need to expand the accessory structure space in the future, they may be able to expand it by another 963 square feet. Additionally, one additional detached structure can be added if it does not exceed 200 square feet (as this is a specific exemption from the footprint limit). Building Height The building is partially located both the front and side yard and is limited to a maximum sidewall height of 10’. The applicant requests a sidewall height of 15’ to allow the storage of personal vehicles and potentially a boat in the future. This request can be granted through a CUP. The proposed building height is 23.75’ and does not exceed the 35’ height limit for the RR district. Architectural Standards The plans show a typical detached garage with the use of pre-finished metal panels for the walls and roof. The front elevation illustrates a 12-foot garage door and a service door, with a cupola to provide architectural interest on the most visible façade. The other elevations incorporate windows with a door located on the south (noted as “right”) Figure 3 Site Plan Page 4 of 7 elevation, and an 8-foot garage door and windows on the west (noted as “back”) elevation. The building plans confirm the use of pre-finished steel panels for the walls and roof. Section 1030.020, Subd. 6 and Section 1060.050, Subd. 1(D) of the City Code allows metal siding and/or roofing on Accessory Structures via a Certificate of Compliance, provided they meet the standards adopted by the Minnesota State Building Code and have been treated with a 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, and architectural requirements. The taller building sidewall is requested to accommodate storage of the property owner’s personal vehicles and garden equipment, and to do hobbies in. A condition of approval included in the draft resolution is that the structure cannot be used for commercial uses without a separate approval for a home occupation, Figure 4 Front Elevation factory applied color coating system that protects against any fading or degradation. Staff did not have any concerns with the materials proposed by the applicant. The Zoning Ordinance requires eaves (i.e., the underside or soffits on the side) and overhangs (i.e., the edge extending over the front and rear elevations) of at least 12” for all accessory buildings. The plans show eaves of 24” which exceed the minimum requirement, and overhangs of 12” which meet this requirement. Grading and Drainage The submitted survey shows a slight slope at the proposed structure location. The site plan proposes new elevations that will flatten out the proposed site and slope away from the structure. As noted in the Engineering Memo, the grading plan will be reviewed at the time of building permit review. Conditional Use Permit Standards The applicant requests a CUP to exceed the maximum sidewall height of 10’ as allowed by Section 1030.020, Subd. 5(D). This provision in the City Code allows any building to exceed the allowable building height with a CUP. In order to grant a CUP, the following standards must be met: Page 5 of 7 and the structure cannot be used as an accessory dwelling unit without approval of an administrative permit. 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. The City’s wetland specialist confirmed that a wetland delineation is not needed for the project as shown. 3. Applicable criteria as outlined in Section 1070.020 (Conditional Use Permits) of the Corcoran Zoning Ordinance. Staff finds that the taller building height would comply with the standards as follows: a. Compliance with and effect upon the Comprehensive Plan, including public facilities and capital improvement plans. The proposed taller building has no impact on 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 CUP for the taller building would not be detrimental to or endanger the public health, safety, morals, or comfort of the surrounding neighborhood. The building would be below the 35’ maximum building height allowed for principal buildings in the RR district. The building would meet or exceed all setback requirements for the RR district. c. The conditional use will not be injurious to the use and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Assuming the recommended conditions of approval are adopted, staff does not find reason to believe the CUP for the taller building would be injurious to the use and enjoyment of the surrounding properties for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The proposed building is below the maximum building height and meets or exceeds all required setbacks. Page 6 of 7 d. The establishment of the conditional use will not impede the normal and orderly development and improvement of surrounding property for uses permitted in the district. The surrounding properties are used for a mix of residential and agricultural uses. The proposed building does not preclude improvement or further development of the surrounding properties. e. Adequate public facilities and services are available or can be reasonably provided to accommodate the proposed use. Adequate public facilities are available to accommodate the proposed use. The taller building will not impact the demand for services. f. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located. If the CUP is approved with the conditions of approval as recommended by staff, the use will comply with the district regulations for the RR. 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. 4. The building materials standards required by this Section have been met. As noted previously, the applicant proposes to use pre-finished metal wall- and roof panels. Section 1060.050 Subd. 1(D) of the Zoning Ordinance allows metal siding and/or roofing provided they meet the Minnesota State Building Code standards and are treated with a factory applied color coating system that protects against fading. The proposed materials feature G60 galvanized coating as well as zinc phosphate. Staff had no concerns with the materials proposed by the applicant. 5. The proposed building will be compatible with surrounding land uses. The proposed use is compatible with the surrounding land uses. Page 7 of 7 4.Recommendation Staff recommends approval of the draft resolution approving the CUP for a detached garage exceeding a sidewall height of 10’ in the side yard. Attachments: 1.Draft Resolution 2024-xx Approving the CUP 2.Applicant Narrative 3.Site Plan 4.Building Plans 5.Engineering Memo dated 01/10/2024 City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A CONDITIONAL USE PERMIT FOR A DETACHED STRUCTURE FOR DAN AND PEGGY LISTER AT 26315 JULIE ANN DRIVE (PID 19-119-23-21-0007) (CITY FILE 23-031) WHEREAS, Carrie Johnson, the applicant on behalf of Dan and Peggy Lister, the landowner, requests approval of a conditional use permit to allow an accessory building with a sidewall height of 12’ at property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the conditional use permit request at a duly called Public Hearing and recommends approval, and; NOW, THEREFORE, BE IT HEREBY RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does approve the request, subject to the following findings and conditions: 1.A conditional permit is approved, in accordance with the application received by the City on November 7, 2023, and additional information received on January 2, 2024, and January 18, 2024. 2.The applicant shall comply with all conditions of the City Engineer’s memo dated January 11, 2024. 3.A conditional use permit is approved to allow a 1,600 sq. ft. accessory building with sidewalls taller than 10 feet in the side yard, based on the finding that the conditional use permit standards in section 1070.020 have been satisfied. 4.The structure cannot be used for commercial purposes unless the applicant applies for City approval of a home occupation and such approval is granted. 5.The structure cannot be used as an Accessory Dwelling Unit unless the applicant applies for an Administrative Permit and such approval is granted. 6.Prior to issuance of a building permit, the following must be submitted for review and approval by the City: a.The applicant/landowner must record the approving resolution at Hennepin County and provide proof of recording to the City. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 3 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of February 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 3 ATTACHEMENT A Lot 2, Block 1, Julie Anns Wildwest Estates, Hennepin County, Minnesota WriƩen NarraƟve 23615 Julie Ann Drive CondiƟonal Use Permit a) We are requesƟng to build an outbuilding approx. 32’ x 50’ for the clients to garden, do hobbies, and store cars in. b) There is no impact on adjoining properƟes. The home is on over 5 acres. c) One building; pole barn style, 32’ x 50’. d) The homeowners intend to use it for storage and hobbies. e) Normal dayƟme hours; this will not be used for business f) N/A g) N/A h) No impact on traffic, there will be an asphalt driveway connected to the exisƟng driveway that will go up to the new building. i) The new building will connect to the exisƟng well. A new well pump will be installed. There will be a new sepƟc installed for the building. j) No environmental impacts: there is a pong on the property, but this is far from that. k) There is a tree line on the north side of the property that will hide the building from adjacent neighbor. l) N/A m) N/A Memo To: Kevin Mattson, PE Public Works Director From: Kent Torve, PE City Engineer Steve Hegland, PE Project: Lister CUP Site Plan Date: January 10, 2024 Exhibits: This review is based on the following documents: 1. Site Plan for J. Brothers at 23615 Julie Ann Drive by W.Brown Land Surveying, Inc, dated 3/23/2023. Comments: 1. No impacts to public infrastructure are involved with the outbuilding construction. 2. Floodplain is shown at 1004 with proposed building at 1020. 3. Wetlands were reviewed and project has no impact. 4. Grading plan will be reviewed with building permit. End of Memo Page 1 of 36 STAFF REPORT Agenda Item 6b. Planning Commission Meeting: February 1, 2024 Prepared By: Natalie Davis McKeown Topic: Hope Ministries Comprehensive Plan Amendment, Rezoning, Preliminary PUD Plan, and Preliminary Plat (PIDs 11-119-23-14-0003, 11-119-23-14-0004, 11-119-23-14-0005, 11-119-23-11-0012) (City File No. 23-028) Action Required: Recommendation Review Deadline: April 2, 2024 1. Application Request The applicants (Hope Community Church, Brian and Jacque Lother, and Corcoran Investments, LLC) request approval of a 40-acre mixed-use development at the northwest corner of County Road 116 and County Road 30 and surrounding the existing Hope Community Church location. 2. Background Hope Community Church is an existing institution located at 19951 Oswald Farm Rd. Hope Community Church purchased the subject parcels over 20 years ago with a long-term vision to create a campus that would provide places for people of multiple age groups to live, work, dine, and worship. Significant components of this vision include senior housing options as well as medical office space. The church was approved in 2001. As part of the original approvals, the landowner provided a concept plan for future build out of the entire church property, which included senior housing, office/retail on the property east of the church, and a cemetery west of the church. No approvals for future phases were granted as these were conceptual plans only. In 2005, the City approved a request from the church to complete a Zoning Ordinance Amendment to allow a daycare on site with a Conditional Use Permit (CUP). In 2006, Page 2 of 36 the church submitted a request for a Zoning Ordinance Amendment to allow development of land in the Metropolitan Urban Service Area (MUSA) prior to availability of services, subject to several conditions. This request was approved. In 2012, the City approved a CUP and a Site Plan Amendment to allow a 498-plot cemetery on 1.504 acres of land west of the existing church. As a part of this approval, the applicant was required to plant screening for the cemetery, and an escrow was taken as a financial security to guarantee the work. However, the applicant has not completed this requirement. It is staff’s understanding that the adjacent property owner requests that this screening not be installed. Staff note that it has been 8 years, and no complaints have been received. Staff recommends the City Council accept the cemetery in its current condition as a part of this application, and staff will work to release the historic escrow account. Most recently, the Lothers and Hope Community Church worked with the City to provide land for a water treatment plant and water tower in the Northeast District. 3. Prior Review A concept plan for this proposal was reviewed by the Council on January 12, 2023. An Environmental Assessment Worksheet (EAW) was completed for the development proposal, and the City issued a Notice of Decision confirming no need for an Environmental Impact Statement on July 27, 2023. Applicants wishing to submit a request for a Planned Unit Development (PUD) are now required to host a neighborhood meeting prior to submittal of their preliminary application. A meeting was held at Hope Community Church on Wednesday, October 11, 2023. A summary of the meeting is enclosed with this report. The Parks and Trails Commission reviewed this application on December 14, 2023. The information was specifically regarding the Three Rivers’ Diamond Lake Regional Trail and estimated park dedication fees for the project. Their recommendation is discussed subsequently in this report when the trail is discussed in more detail. 4. Context Zoning and Land Use The proposed development spans four parcels. Two parcels do not have any existing structures. One parcel has an existing single-family home. The largest parcel contains Hope Community Church and the associated cemetery. The City recently approved a small subdivision on the Hope Community Church parcel to be used as the location for the City’s first water tower. Construction on the water tower is underway, and this property is noted as “not included” in the preliminary plat exhibit. The existing church site is zoned Public/Institutional (P-I) while the three surrounding parcels to the east are currently zoned General Mixed Use (GMU). The 2040 Comprehensive Plan guides the church site as Public/Semi-Public with the three Page 3 of 36 surrounding parcels are guided as Mixed Use. All four properties are within the Metropolitan Urban Service Area (MUSA) and are within Phase 1 of the 2040 Staging Plan. Surrounding Properties The guiding, zoning, and existing use of the surrounding properties are detailed in the table below. All surrounding properties are within the MUSA. Direction Guided Zoning District Use Staging Phase North Existing Residential Urban Reserve (UR) Single-family Residential Neighborhood Phase 4 2035-2040 East (Across CR 116) - Existing Residential - Business Park - UR - Single Family Residential 1 (RSF-1) - Business Park (BP) - Single-family residential neighborhood - City Water Treatment Plant - Agriculture/Vacant - Phase 4 - Phase 1 2020- 2025 South (Across CR 30) Mixed Use General Mixed Use Agricultural Homestead Phase 1 West Mixed Residential UR Agricultural Homestead Phase 3 2030-2035 Page 4 of 36 Natural Characteristics of the Site The 2040 Comprehensive Plan’s Natural Resource Inventory Areas map does not reflect any natural communities on the four subject properties. Previous wetland delineations confirmed two large wetlands on the west portion of the site (to the northwest of the church). A wetland delineation was finalized for the entire project site in May of 2023. A total of 6 wetlands were delineated on the site. 5. Analysis The development proposal includes the following application components: comprehensive plan amendment (CPA), rezoning, preliminary planned unit development (PUD) plan, and preliminary plat. The development plan includes 642 housing units and 80,200 square feet of commercial space. The proposed uses include the following: - A 13-acre parcel will be carved out to contain the existing Hope Community Church site, existing cemetery, and a future cemetery expansion is noted on the site plan. - Multi-Family “A” o Market-rate apartment building o 4-stories o 148 units - Retail “B” o 10,100 square feet commercial building o Potential users possible with this space include a small grocery store, coffee shop, restaurant, barbershop, bank, pharmacy, child care, etc. - Medical “C” o 2-story medical office building o 31,300 square feet - Medical “D” o 2-story medical office building o 28,800 square feet - Retail “E” o 10,000 square foot commercial building Page 5 of 36 o Same uses as discussed for Retail “B” are anticipated for this building. - Shared parking lot to serve the retail and medical buildings. - Multi-Family “F” o Market-rate apartment building o 4-stories o 184 units - Senior Housing o Apartment building o 122 units o Full continuum of care including independent living, assisted living, memory care, and hospice.  A breakdown of how many units are independent living versus assisted living, memory care, or hospice units is not available at this time as the end user is not finalized for this building. For the sake of reviewing the application, all of these units will be treated as independent living units. o 28 memory-care units - Active Senior o Apartment building catered to 55+ Active Senior population. o 110 units o Independent living - Villas “I” o 20 detached (single-family) senior villas o 6 twin-home senior villas o One-level living - Rowhomes “J” o 52 townhome units o 8 groups of townhomes ranging from 3-8 units o Market-rate / non-age restricted. - Three River’s Diamond Lake Regional Trail and underpass to cross County Road 16. Page 6 of 36 A. Level of City Discretion in Decision-Making The City has a relatively high level of discretion in approving or denying a comprehensive plan amendment. The comprehensive use plan is the City’s long-range planning tool that indicates what type of development should occur on all land within the City. It is the City’s plan for directing future development and growth. The City Council may guide property as it deems necessary to protect and promote the general health, safety, and welfare of the community. The City has a relatively high level of discretion in approving or denying a rezoning application. The proposed zoning for a property must be consistent with the City’s Comprehensive Plan. If the proposed zoning is not consistent with the Comprehensive Plan, the City must deny the rezoning application. The Zoning Ordinance and Map are the enforcement tools used to implement the goals and standards set in the Comprehensive Plan. The City has a relatively high level of discretion in approving PUDs. A PUD must be consistent with the City’s Comprehensive Plan. The City may impost requirements in a PUD not otherwise required if the City deems it necessary to promote the general health, safety, and welfare of the community and surrounding areas. 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. Consistency with Ordinance Standards Page 7 of 36 Staff reviewed the application for consistency with the Comprehensive Plan, Zoning Ordinance, Subdivision Ordinance, and other City Code requirements, as well as City policies. Planning staff coordinated review of the development application with Public Works and Engineering as well as the Public Safety team. Memos from the City Engineer and Public Safety are enclosed in this report as well as incorporated into the following analysis as appropriate. The applicant is responsible for reviewing the entirety of both memos, and the approval conditions require compliance with the memos. Comprehensive Plan Amendment As part of the development proposal, the applicant requests to amend the 2040 Future Land Use Map to update the land use guiding from Public/Semi- Public to Mixed Use on the northern portion of the existing Hope Community Church site to allow for senior housing apartments, villas, and twin-homes. The site for Hope Community Church will remain guided as Public/Sem-Public. The Comprehensive Plan is a living document. When the City finds evidence to support a change to the plan, the City Council has the discretion to make a change. The City should consider the following issues when reviewing a CPA request: • Evidence submitted by the applicant demonstrating the reason(s) that the plan should be changed, including, but not limited to, whether new information has become available since the Comprehensive Plan was adopted that supports re-examination of the plan, or that existing or proposed development offers new opportunities or constraints that were not previously considered by the plan. • Whether or not the change is needed to allow reasonable development of the site. • The relationship of the proposed amendment to the supply and demand for particular land uses within the City and the immediate vicinity of the site. Page 8 of 36 • A demonstration by the applicant that the proposed amendment has merit beyond the interests of the proponent. • The possible impacts of the amendment on all specific elements of the Comprehensive Plan as may be applicable, including but not limited to: o Transportation; o Sanitary sewer, including existing and proposed sanitary sewer flows as compared to the adopted plan; o Housing, including the extent to which the proposal contributes to the City’s adopted housing goals; o Surface water, including compliance with the City’s goals for water quality as well as water quantity management; o Water supply; o Parks and open space; and • Consideration of the impact of the proposed amendment upon current and future special assessments and utility area charges, future property tax assessments or other fiscal impacts upon the City. This is a policy decision for the City Council. The City should evaluate all these issues when considering the decision. Staff recommends approval of the future land use change as it will allow reasonable development and will simply extend the boundary of the mixed-use land use designation in the area. The higher density in this consolidated area will help contribute to the City’s overall density goal and would be factored in to the 2050 Comprehensive Plan update. Rezoning The properties in this proposed development are currently zoned GMU and PI. The applicant requests rezoning the properties to a Planned Unit Development (PUD) district. Assuming the CPA is approved, the rezoning will be consistent with the underlying land use districts. The districts standards for PI will continue to apply to the site for Hope Community Church as well as the cemetery. The remaining acreage will be developed in accordance with the Mixed-Use land designation which anticipates half the district acreage to be developed at a residential density of 8-30 units per acre. The Zoning Ordinance establishes a PUD zoning district with the purpose of granting flexibility from site design requirements in return for creative community designs of exceptional quality with a combination of public benefits. The PUD ordinance clarifies that PUDs for land guided as Public/Semi-Public is assumed to allow uses as detailed in the PI zoning district. Additionally, land guided as mixed use is assumed to allow uses as detailed in the zoning districts for GMU as well as Downtown Mixed Use (DMU). The presumptive performance standards for the Public/Semi-Public portion will continue to be based on the PI zoning district. The presumptive performance standards for the mixed-use portion of the PUD will be based on the requirements of the GMU districts unless deviation from these standards is specifically approved. Page 9 of 36 The applicant’s narrative requests PUD flexibility for the following: • Deviation in lot square footage standards for the Villa Units. • Setback reduction for multifamily and commercial buildings along County Road 116 and County Road 30. • Joint Parking / Parking reductions throughout the project area. • Allowance of townhomes, twin-homes, and detached villas in the GMU. • As directed Allow single-family homes, townhomes, and twin-homes. o These housing types are not allowed in GMU but are allowed in the DMU. Allowing these uses as part of a mixed-use PUD is consistent with the PUD ordinance. • Flexibility to shift required landscape material from some portions of the site to allow for improved buffering at the edges of the site. • Relief from Ordinance 1040.135 which requires a grade separation on all housing units accessing the building on the first level. • Flexibility from landscape island / parking bay spacing standards found within the Northeast District Standards for the commercial parking lot. • Flexibility from the restriction on drive-through lanes abutting public ROW. The applicant proposes to screen the drive-through lanes instead. The staff report identifies additional areas of flexibility that may be necessary for the application to move forward in a similar vision to what is currently proposed. The concept plan for this development proposal was reviewed prior to the adoption of the City’s PUD Public Benefit Policy on 5/23/2023. Therefore, the proposal will not be reviewed against the policy. However, a combination of public benefits is still expected. In exchange for this flexibility, the applicant proposes the following public benefits: • An architectural transition between existing uses and the proposed development by locating taller buildings as far away from existing single-family homes as possible, lessening impact to existing residents. • Construction of Hope Way, an east-west connection to future development to the west. This arguably provides relief from future east-west traffic that would have otherwise been routed through the existing Hunters Ridge road connection. This idea in particular was received well at the neighborhood meeting. • Coordination with City staff/consultants to shift existing ROW to allow for more economical construction of the water utility lines. • Improvement of existing drainage conditions for neighbors to the south of the project area through stormwater routing through the project area. • Establishment of a significant tax base to serve Corcoran and its residents will into the future. • Provide a trail easement in excess of 20 feet to support the Three Rivers Diamond Lake Regional Trail and a grade-separated crossing at County Road 116. The applicant proposes to dedicate this easement on the outset of the Page 10 of 36 project to allow for more wholistic trail planning. Alternatively, Three Rivers would need to acquire this easement at a later point which could delay the trail/underpass project and lead to land conflicts in order to expand the corridor. • This project serves as a vital link for future development in the City of Corcoran. • The flexibility in applying the required landscaping across the site will allow for more buffering near the edges of the site. • The flexibility to bypass the parking island / parking bay requirement within the commercial parking lot will allow for more unified pedestrian walkways throughout the commercial parking lot. The PUD flexibility and public benefits are discussed in more detail in the PUD development plan section of this report. The City must review this request for compliance with the PUD standards as follows: 1. The planned development is not in conflict with the Comprehensive Plan. The proposed PUD appears to comply with the 2040 Comprehensive Plan. The new parcel for Hope Community Church and associated cemetery will remain guided as Public/Semi-Public. This land use designation is for public facilities, including those owned by the City of Corcoran, as well as semi-public facilities like places of worship and golf courses. The Mixed-Use land use designation is expected to develop with a mix of residential, retail, and office uses either within 1 building or 1 development. The proposed PUD uses are not in conflict with the Comprehensive Plan. Residential development within mixed use areas is anticipated at 8-30 units per acre. More specifically, the 2040 Comprehensive Plan states the following: The City expects approximately ½ of these [mixed use] areas to develop with residential uses at a variety of densities, but the City will plan for 8-30 units per acre on average. The Comprehensive Plan notes that the City calculates net density (gross land area – wetlands and land below the 100-year ordinary high-water level) to ensure compliance with the Comprehensive Plan goals. That is the calculation that the City has used for other development reviews in Corcoran. Prior to the proposed CPA, the mixed-use portions of the project comprised roughly 25.18 gross acres. Based on the provided site plan, all wetlands not on the church parcel will be impacted, and there is no known floodplain on the site. Therefore, the estimated net acreage is also 25.18. For a mixed-use site, the residential density target is calculated based on the assumption that half of the net acres will go towards residential uses at a density of 8 to 30 units. This means that roughly 100.7 to 377.7 residential units were anticipated in this area in the 2040 Comprehensive Plan. Page 11 of 36 The applicant provides that the net mixed use acreage with the requested CPA is 43.74 acres. This means it would be assumed an estimated 174.96 to 164.6 to 656.1 residential units within the project boundaries. The proposal includes 642 housing units. The pre-development density when applied to the residential portion of the proposed project area (33.58 net acres) comes back at 19.11 units per acre. The language in the Comprehensive Plan (specifically the use of the term “approximately”) appears to allow for flexibility with how the assumptions are ultimately applied. The density based on the residential acreage of the project is within the density range anticipated for the land use designation. Further, the project is consistent with the Comprehensive Plan goals to provide a variety of housing options. The 2040 Parks and Trails map contemplated the Three River’s Diamond Lake Regional Trail in the vicinity of County Road 116 before meandering northeast near Hunters Ridge on the east side of County Road 116. The City’s comprehensive plan was completed prior to Three River’s providing a more finalized alignment. The proposed trail alignment and underpass shown through the southern portion of the proposed project appears to comply with the City’s Parks and Trails plan as well as the Three River’s master plan for the trail. 2. The planned development is not in conflict with the intent of the underlying zoning district and is compatible with surrounding land uses. The proposed PUD provides a mix of residential and commercial uses with a combination of public and private pedestrian routes to interconnect the uses throughout the development. This is consistent with the purpose of the GMU district. The church site and cemetery are consistent with the intent of the PI district as a semi-public use. The applicant is requested approval of a PUD zoning for design flexibility to allow for modification to requirements for setbacks, site design requirements, lot size, lot width, and building height at a density consistent with the zoning district and Comprehensive Plan. The proposed plan would start the development process for this property in advance of municipal water being operational. However, the applicant does not intend to move forward with building permits until Corcoran water is available for this site. Site work may start in 2024, and building permits are not anticipated until 2025. 3. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance. The development is not in conflict with other applicable provisions of the zoning ordinance, except that PUD flexibility is requested as noted in the staff report. In exchange for this flexibility, the developer will provide the above-noted public benefits. Page 12 of 36 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The planned development is feasible without dependence upon any other subsequent phase. The project is anticipated to be completed in 4 phases that will be able to adapt to the needs of the market. Development is contingent upon completion of trunk infrastructure improvements and water service. The initial phases will include the construction of the primary project infrastructure, roadway improvements on County Road 116 and County Road 30, and other key public infrastructure improvements. 5. The planned development will not create an excessive burden on parks, streets, and other public facilities and utilities which serve or are proposed to serve the planned development. The planned development will not create an excessive burden on parks, streets, and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing a public trail consistent with the Three River’s Diamond Lake Regional Trail master plan and the City’s 2040 Comprehensive Plan. A private tot lot that will be accessible to residents of the planned development is proposed on the church property. The residents living in assisted living, memory care, and hospice units will place less demand on public facilities such as streets and parks. The development includes the construction of all public infrastructure needed to serve the site at the developer’s expense. Municipal water is anticipated to be available at the end of 2024 under best case scenario. The applicant is hoping to start site work by the end of this year; however, they believe it will be unlikely they will be ready for a building permit before 2025. The applicant states they do not intend to pull a building permit prior to the availability of Corcoran water for this site. 6. The planned development will not have an undue and adverse impact on the reasonable enjoyment of the neighboring property. The planned development intentionally placed residential uses near the adjacent residential and agricultural uses to minimize the potential for an undue or adverse impact on the reasonable enjoyment of the neighboring property. Should the property to the west develop in the future, it will develop for mixed residential uses, which will be compatible with the proposed uses along the western border of the PUD. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective use of streets, utilities, and public Page 13 of 36 facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would be achieved through the strict application of the primary zoning regulations. The PUD would provide quality building and site design; install and provide streets, utilities, and public facilities more efficiently; and create public benefit that is greater than may otherwise be achieved. The development will meet the City’s density goals, the proposal hopes to address pre-existing stormwater drainage concerns in the vicinity of the project where possible, provide pedestrian routes, and dedicate a larger-than-typical trail easement for an underpass pedestrian crossing at County Road 116. Preliminary PUD Development Plan The PUD zoning district offers greater flexibility in site design requirements in exchange for creative community designs of exceptional quality. This may be accomplished through preservation, restoration, and/or enhancement of natural systems; above- average open space amenities; creative design in the layout of buildings, open space, and circulation; compatibility with surrounding land uses and neighborhood character; and provide greater efficiency in the layout and provision of roads, utilities, and other infrastructure. The applicant anticipates this project will be built over 4 phases. The applicant’s narrative notes that the market will ultimately drive the phasing of the project, but they believe the multifamily and senior housing will lead the development due to current market conditions and availability of utilities. At this point, the applicant anticipates the first building permits will be pulled in early 2025 with grading and utility work commencing later this year (2024). They do not intend to apply for building permits until watermain and sanitary sewer are in place and operational. Uses Per the PUD ordinance, mixed-use PUDs are presumed to include all permitted and accessory uses in addition to uses allowed by conditional, interim, or administrative permits within the GMU and Downtown Mixed Use (DMU) districts. Additionally, PUDs located on land guided as mixed-use are expected to include a combination of residential and commercial uses. The proposed housing types and commercial buildings are consistent with the uses outlined within these districts. While the GMU only contemplates multi-family housing, assisted living, and nursing homes, the DMU does contemplate detached houses and attached houses as permissible uses. The two retail commercial buildings are shown to include drive-throughs. While drive- throughs are conditional uses within the GMU, they are not allowed to be located between a street frontage and the building. This is GMU standard as well as a general performance standard of drive-through conditional use permits (CUP). However, this standard appears to be difficult to satisfy with the location of the commercial buildings Page 14 of 36 and the fact these lots have double street frontages. The applicant requests flexibility from this standard and proposes to screen the drive-through lanes with vegetation. Lot 2, Block 1 includes both the Active Senior building and the Senior Housing building. Per Section 1060.050, Subd. 3, no more than one principal building shall be located on a multiple family residential lot or non-residential lot, except by conditional use permit. Two principal buildings on Lot 2, Block 1 would be approved as part of the permitted uses in the PUD. The parcel for the church and cemetery is consistent with uses contemplated within the underlying PI district. Lot Standards Per the PUD ordinance, the district regulations of the most closely related underlying zoning district shall be considered presumptively appropriate but may be departed from as deemed appropriate to accomplish the purpose and intent of a PUD. The church parcel was reviewed against the PI district standards. All the PI standards are satisfied, or exceeded, with the exception of a tunnel connection shown between the Senior Housing building and the church that will be within the 50’ side setback. This tunnel will serve for easy transportation for senior residents, some of which may need more assistance than others, from their residence to the church. This can be handled as a PUD flexibility and limited to the tunnel connection. This tunnel connection will also require an encroachment agreement with the City since it is within the City’s drainage and utility easement. The commercial and multi-family housing uses will be reviewed against the GMU district standards for the commercial and multi-family housing uses. The applicant’s narrative noted flexibility from the front setback from county roads as well as flexibility from the building height limit. The requested flexibilities from the GMU lot standards are shown in red in the table below. Page 15 of 36 Commercial & Multi- Family Proposed GMU Minimum Lot Area 25,000 square feet 25,000 square feet Minimum Lot Width 150 feet 150 feet Minimum Lot Depth NA NA Minimum Principal Structure Setbacks - Front, Major Roadways 40 feet with enhanced landscaping 100 feet - Front, Other Streets 25 feet 25 feet - Side None None - Rear None None Maximum Principal Building Height 50 feet at the minimum setback 35 feet at the minimum setbacks but may be increased up to a maximum of 50 feet with increased setback at a rate of 1-foot additional height for every 5 feet in additional setback Maximum Impervious Surface Coverage 80% 80% Section 1060.070, Subd. 2(K) allows for the 100’ setback from major roads (i.e. county roads and state highways) to be reduced to 60’ with enhanced landscaping. However, the applicant’s narrative requests a 50’ setback be applied along County Road 116 and County Road 30, and they are requesting the additional 10’ of right-of-way (ROW) required on County Road 116 be factored into this measurement. Based on the submitted site plan as compared to the preliminary plat, it appears this equates to a setback of 40’ setback as measured from the front property line. The applicant provides the enhanced landscaping for the multi-family buildings and commercial buildings. The medical buildings are expected to be two-story structures which should be able to comply with a 35’ building height. However, the multi-family housing buildings are expected to be 4-stories and as tall as 50’. A 50’ tall building would require an additional 75’ setback above the minimum setback lines. The multi-family housing properties will end up having front setbacks applied on three sides. These parcels have limited depth to accommodate this additional setback requirement for the height of the building proposed. An increased setback from the county roads would likely mean the surface parking lots would need to wrap further around the buildings with a larger portion of the parking lots adjacent to the county road frontage rather than keeping the parking lots interior to the development as much as possible. Page 16 of 36 Since detached and attached homes (such as twin-homes and townhomes) are not contemplated within the GMU, the lot standards are not well-suited for such uses considering the density goals of the district. Even though detached and attached homes are contemplated in the DMU, unfortunately, the lot standards in that district also do not appear well-suited for such uses. The detached villas seem most consistent with the single-family home standards within the RMF-2 (Mixed Residential) district and are used to review the proposed PUD. Areas where a deviation would be required are noted in red. Detached Single-Family RMF-2 Proposed Minimum Lot Area 6,000 square feet 5,285 square feet Minimum Lot Width 60 feet 44 feet Front, Major Roadways 100 feet N/A Front, Other Streets 25 feet 25 feet Side 10 feet 7.5 feet Rear 25 feet 25 feet Maximum Principal Building Height 35 feet 35 feet The applicant’s plat and site plan propose a common lot of 76,000 square feet to serve 6 twin-home lots, each 1,920 square feet in size. The zoning ordinance does not seem to contemplate twin-homes within a surrounding common lot, but rather one lot for the entire twin-home structure. Therefore, it appears it makes more sense to apply townhome standards in the review of the twin-homes. Attached Homes RMF-2 Proposed Twin- Homes Proposed Townhomes Minimum Lot Area 5,000 square feet per unit 14,500 square feet per unit 4,500 square feet per unit Minimum Lot Width N/A N/A N/A Front, Major Roadways 100 feet N/A 40 feet measured from the front lot line of the common lot Front, Other Streets 25 feet 25 feet measured from the front lot line of the common lot 25 feet measured from the front lot line of the common lot Side - 10 feet - 20 feet between attached structures separated by a common area - 10 feet measured from the side lot line of the common lot - 20 feet between attached structures separated by a common area - 10 feet measured from the side lot line of the common lot - 15 feet between attached structures separated by a common area Page 17 of 36 Rear 25 feet 25 feet measured from the rear lot line of the common lot 25 feet measured from the rear lot line of the common lot Maximum Principal Building Height 35 feet 35 feet 35 feet The intent of the per unit square foot requirement is intended to be an average based on the twin-home and townhome areas (a sum of the unit footprints plus the common areas divided by the number of units). Staff provided an approximate calculation for the proposed minimum lot area for the twin-homes and another calculation for the townhomes; however, the applicant is required to provide a minimum lot area calculation using this formula to confirm compliance. Public Safety Public Safety reviewed this item at two meetings at the end of 2023. Additionally, the applicant scheduled a meeting with the City of Roger’s Fire Chief to work through fire access questions. The memo is enclosed with this report, and the applicant is responsible for reading the memo and complying with any requirements. There was a fair amount of support for a reduced setback along County Roads for ease of fire access on the rear side of the buildings. Additionally, Public Safety requested clustered landscaping, particularly with overstory trees, to provide access corridors. Parking Parking standards in Section 1060.060, Subd. 4 of the Zoning Ordinance requires drive aisles and parking lots are subject to the following setbacks: - Front, Major Roadways 100’ or 25’ with enhanced landscaping - Front, Other Roadways 25’ - Side and Rear 10’ However, the GMU allows for shared parking arrangements that are fully connected. The table below identifies where flexibility would be required to approve the plan as shown: Parking Front, Major Roadway Front, Other Roadways Side/Rear Multi-Family A 100’ 16’ 10’ Commercial Area 40’ with enhanced landscaping 25’ 10’ No interior setback required for shared commercial parking lot Multi-Family F 75’ with enhanced landscaping 10’ N/A Senior Housing N/A 15’ 10’ Page 18 of 36 The plans reflect 90-degree parking throughout the development which must comply with the following standards: - Stall width parallel to aisle – 9’ - Stall length of line – 9’ - Stall depth – 18’6” - Aisle width – 26’ The plan appears to comply with this standard. Additionally, the plan complies with a standard within the GMU that at least half of the residential parking spaces shall be provided in structured parking or in enclosed garages. The City Code requires the following minimum number of stalls per each proposed use: Use Number of Stalls Required Single and Multi-Family Housing 2 spaces per unit plus 1 space for each 5 units in an apartment or townhome complex Senior Housing 1.5 spaces per dwelling unit Retail Uses 8 parking spaces plus 1 space for each 200 sq. ft. of retail space and 1 space for each 35 sq. ft. of dining area Office Buildings 1 space for each 200 sq. ft. of floor area. Minimum of 8 spaces required. The applicant’s narrative notes that the senior villas will have 2 garage spaces and 2 driveway spaces. This more than complies with the required number of stalls. The townhomes are also proposed to have 2 garage spaces, 2 driveway spaces, as well as an additional 8 guest parking stalls. This more than satisfies the standard. The applicant is requesting a reduction in the parking requirements for the muti-family housing buildings. Section 1060.060, Subd. 10 allows space reductions to be permitted through an Interim Use Permit if an applicant can demonstrate in documented form a demand which is less than what is required by code. The applicant completed a parking study as did the City Engineer. This was weighed with the parking requirements for multi-family housing in neighboring jurisdictions. This process supported a deviation from City Code to 2 spaces per unit for each multi-family building which can be approved as part of a PUD. However, Multi-Family A appears to comply with this standard, but did not include the required landscaping islands that will be discussed subsequently in this report. Also, Multi-Family F is currently short 7 spaces under this new formula. Staff believes the applicant must revise the plans to confirm parking at 2 spaces per unit. Page 19 of 36 The applicant is also requesting a deviation from the senior housing parking requirement of 1.5 spaces per unit to 1 space per unit. This was also supported by the study submitted by the applicant with results confirmed by Stantec. There are 232 units within the two senior buildings, and there are 249 stalls proposed. Additionally, the Hope parking lot is noted as a viable off-site option for overflow parking within the applicant’s study. This is more than what was provided on the St. Therese project which also had a mix of independent living and assisted living units. The difference with this project is the number of independent units has not been confirmed. This will need to be confirmed for the final plat/PUD for this site in order to confirm there is enough parking for the site. For the commercial parking, the applicant proposes a shared parking lot with some reduced parking. The GMU allows for reduced parking within commercial development for shared parking arrangements. This was also reviewed in the studies completed by the applicant and Stantec. A total of 415 spaces are provided and the studies confirmed this will support the demand as long as the medical buildings are limited to 2 stories. This would be a standard of the PUD. The applicant will need to show snow storage accommodations for the parking lots. Further, the NE District plan requires all multi-family and non-residential developments to provide a Chloride Management Plan. The applicant should carefully consider the snow storage locations as a part of their overall management plan for the development. The Chloride Management Plan will be required with the final PUD submittal. The NE District Plan requires bicycle racks as a part of the parking requirements. The parking plans will need to reflect bicycle racks which may be placed near the entrance of the businesses if a minimum 5-foot-wide pedestrian access to the building entrance is maintained. Bicycle parking may occupy a maximum of two required parking stalls without requiring additional parking. Landscaped islands as required per the NE District plan are shown on the plan. Except for they are not shown for the Multi-Family A site. These must be added. The applicant requests flexibility in the placement of the intermittent landscaping islands for the commercial parking lot. This will allow for more cohesive pedestrian pathways to be provided through coordinated placement of the islands. Retaining Wall A retaining wall is shown behind the detached villas in Block 2. The applicant must confirm whether these will exceed 4’. If so, they must be designed by a structural engineer and reviewed by Engineering. Utilities, Streets, and Access The City Engineer’s memo provides detailed plat, utility, and transportation comments. This project will extend municipal sewer and water through the site. Page 20 of 36 The City ordinance requires developers to stub sanitary sewer, water, and streets to the property line, which means development of this infrastructure makes development possible for adjacent properties. During review, staff became aware of an outlot (Outlot B of Serenity Meadows) that was created without street frontage that is adjacent to the townhomes portion of the proposed development (north of Lot 4 Block 4 in the proposed plat). While it was confirmed this outlot has no development rights, it theoretically can develop at an urban density once utilities are deemed available to this existing neighborhood (currently in Phase 4). There is an existing 20’ driveway easement on the proposed townhomes site for access to the outlot. Since the properties included in this plat were all a part of the original plat for Serenity Meadows, staff believe access must be addressed with this application. This will ensure the outlot has access to streets and utilities should it develop in the future. The applicant will be required to dedicate a 50’ ROW through the townhomes site to the outlot, and utilities must be stubbed. This will likely result in the loss of at least one townhome unit. The development shows two main access locations. One is at the existing Hunters Ridge intersection at County Road 116, and the second intersection is at the south side of the development along the west property line. This location is consistent with the Northeast (NE) District Plan. The plat shows the entire 60’ ROW for the southern access within the boundaries of this plat consistent with the Concept Plan discussion. The applicant shows two future development connections to the western property which is consistent with the NE District Plan and preferable. Page 21 of 36 The townhomes and twin-homes are served by private roads which are allowed when the Council finds that a public street connection is not required for the public street network. Maintenance requirements for private roads must be detailed in Homeowners Association (HOA) documents. In 2023, the City adopted the following standards for private drives in urban residential districts: - A private drive shall not exceed 2,640 feet in length unless it forms a continuous connection or loops back to a public street. Any such private drive with a terminus 1,320 feet or more from the nearest intersection will be required to provide a cul-de- sac at the closed end according to City Engineering Standards. - The subdivider shall provide access to lots via public streets. Private drives are subject to the access standards of 945.020, Subd. 12, D and 945.020, Subd. 12, F. - Roadway standards must comply with Section 945.010, Subd 5 (Engineering Design Standards). Private drives shall conform to the City of Corcoran Standard Detail Plates for shared driveways, as may be amended. The City Engineer may require additional site information and may require additional design standards that enhance safety. - Individual unit driveways that gain access from any such private drive shall be a minimum of 22’ in length. - A decorative sign stating “Private Drive” shall be located near each entrance to a private drive. Such a sign shall also provide the range of addresses served by the private drive. The applicant’s narrative notes that the driveways will be at least 20’ in length which would require flexibility from the minimum driveway length discussed above. The Planning Commission may choose to discuss their thoughts on this deviation. The Feasibility Study completed for this project as part of the EAW identified offsite improvements required to support this development. This included turn lanes at the development entrances and turn lane extension of County Road 30 at County Road 116. These projects are anticipated to be City-led development, and terms will be identified within the development agreement. The applicant shows a right-in into the commercial portion of the development that was not included in the NE District Plan. This must be approved by Hennepin County. The memo from Hennepin County requested additional information which was submitted by the applicant on January 22. The City Engineer’s Memo noted that Hennepin County must review and approve ROW. The Hennepin County memo stated a 60-foot half ROW with an additional 5’ easement for drainage, utility, and future multi-modal purposes will be required along County Road 30 and County Road 116. The County also requested a 25’ x 25’ right-of-way sight triangle in the northwest quadrant of County Road 30 and County Road 116, the northwest and southwest quadrant of County Road 116, Hunters Ridge, and Oswald Farm Road, and the northwest and northeast quadrants of County Road 30 and the new access. However, the northwest quadrant of Page 22 of 36 County Road 30 and the new access is not included in this plat and will have to be established once that property develops. The NE District plan notes that the developer is responsible for construction of all streetscape improvements along adjacent streets. These improvements include all hardscape, landscape, and site amenities, such as trails, sidewalks, benches, bike racks, street trees, and plantings. Stormwater Management Attached to this report is a stand-alone City Engineering memo discussing Stormwater. The applicant is responsible for reviewing this memo in its entirety and complying with the requirements. Wetlands The grading plans must 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 that must be established, a plan identifying the establishment and maintenance procedures shall be provided at the time of Final Plat/PUD. The preliminary plans must be updated to clearly identify and label the wetland buffer zones and wetland buffer signage. Design Standards This site is subject to design standards outlined in the GMU District, the Northeast District Plan and Design Guidelines, and the PUD district. This is in addition to the underlying performance standards that generally apply. It should be noted that final building plans have not been submitted at this time as end users are not finalized for any of the uses as of the time of this report. Final site and building design will be approved as part of each phase’s final PUD plan. 1. PUD Design Standards The application must satisfy the following PUD requirements: 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 applicant intentionally placed commercial uses within the far southeast corner of the site with villas and townhomes located near the existing neighborhood to the north. Denser housing options (apartment buildings) are Page 23 of 36 located near the church, County Road 116, and County Road 30. While the multi- family building in the southwest corner of the site is near an existing agricultural farmstead, this location makes sense with the vision of the 2040 Comprehensive Plan which anticipates the farm will eventually develop as mixed residential which anticipates uses such as multi-family apartment buildings. The applicant intends to comply with the buffering requirements of the development as well as exceed the standard near the existing residential uses. B. Variety and Enhanced Design. Since PUDs are expected to exceed standards, most residential PUDs should include a wide variety of styles. Style refers to the exterior image and footprint, not the floor plan. Where a wide variety of styles does not make sense, the PUD should include enhanced building design that exceeds underlying standards. i. PUDs with detached homes must provide house elevations for approval. There should be no less than 5 styles of detached homes. ii. PUDs with attached homes (not including apartment buildings) must include no less than 2 styles. iii. For PUDs without a residential component, applicants must provide material boards with renderings for design evaluation. The applicant provided some architectural examples, but the applicant’s narrative notes they do not have specific building designs finalized at this time as they continue to work with potential end users. Their narrative asserts their intention to comply with the NE district standards and any other underlying standards. A condition of approval is for the applicant to comply with this PUD standard, and this will be confirmed with the submittal of Final PUD Plans for each phase. C. Open space. The open space standard for low density residential PUDs does not apply to this project. D. Perimeter Buffer. PUDs shall provide a landscaping buffer to screen homes from arterial and major collector roads. The landscaping plan shows a landscaping buffer along County Road 30 and County Road 116 to screen the apartment buildings and townhomes from these roadways. 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. Page 24 of 36 While this site does not have the specific natural features discussed in this standard, there is a fairly large wetland complex on the western side of the site. A private path is proposed to provide access to this area, and this will be accessible to the public and residents as noted on the applicant’s Travel Route plan. 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 Council deems are necessary to protect and promote the general health, safety, and welfare of the community and surrounding areas. The Planning Commission can choose to recommend other standards for the project as they find may be necessary to make the PUD compatible with the existing neighborhood and have a long-term vision of the City for this area. G. Prohibited Features and Modifications. I. The City will not grant side setbacks that result in less than a 15-foot minimum required separation between two detached buildings. The minimum setbacks and proposed site plan will result in a building separation of at least 15’. II. PUDs with detached homes shall be designed to avoid interior perimeter roads that are parallel to arterial roadways. This feature is not proposed in the application. 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 methods that will meet the intent of the requirements, and/or proposes relocating screening methods to a more beneficial location within the development. The applicant is not requesting flexibility from the required screening or buffering standards. 2. Site Design It appears the plan will be able to satisfy the following site design requirements of the GMU. These will need to be confirmed with the final PUD plan submitted for each phase/site: Page 25 of 36 A. Structures shall be oriented and consolidated to complement existing adjacent development to create a coordinated and visually attractive mixed- use setting throughout the district. This is the first mixed-use development in this area that will set the bar for future mixed-use development. The applicant was mindful in placing residential uses next to existing and future residential uses. Additionally, the villas and townhomes were placed closest to the existing residential neighborhood to the north to provide a transition from the more intense market-rate and senior multi-family housing to the larger lots along Hunters Ridge. The commercial buildings are consolidated in the far southeast corner of the site to minimize the impact on the existing neighborhood. B. Site planning shall respect the relationship of the site to the existing and proposed buildings and streets and major roadways. The site planning appears to respect the existing and future buildings, streets, and major roadways within the vicinity of the project. C. Commercial parking lot design shall include provisions for cross easements and stubbed access drives to the property line for the use of adjacent properties so that residents and customers do not need to return to the public street system to access adjacent developments. The commercial parking lot is proposed as a shared parking lot. Users will not need to re-enter the public street system once they enter into the commercial area to travel to another business within the development. Sidewalks and trails will allow for residents of the development to walk to the commercial portion of the development. The Planning Commission could decide to recommend that a more direct pedestrian pathway be provided between Multi-Family A and the commercial parking lot as this seems feasible, but sidewalks will be provided within the ROW, so it may be unnecessary. D. Buildings shall have a clearly defined primary pedestrian entrance at street level. This will need to be applied to commercial buildings, multi-family housing, senior housing building, and active senior housing building. Flexibility was not requested from this standard, and the applicant is expected to comply. G. Maximum impervious coverage. The total lot coverage shall not exceed 80% impervious. Page 26 of 36 The applicant confirmed with staff that none of the proposed lots currently exceed a maximum impervious surface limit of 80%, and they intend to comply with this standard. The applicant is specifically requesting flexibility from the following GMU site design standard: F. Drive-through or drive-in lanes are not allowed within the front of any buildings. They must be located to the side or rear of a building. The two retail buildings, each showing the potential for a drive-through business to be located within the structures, have two frontages. Due to the applicant’s desire to consolidate he commercial uses within the southeast corner of the site, it does not seem that a business within this location would be able to comply with this standard. The applicant would like this standard to be removed, and they intend to screen the drive-through lanes if constructed. The following standard appears to be at odds with a similar standard within the NE District Plan. The Planning Commission is asked to clarify which standard they believe should prevail for the PUD. GMU Standard: E. Wherever a surface parking area faces a street frontage, such frontage shall be screened with a decorative wall, railing, hedge, or a combination of these elements to a minimum height of 2 ½ feet and a maximum height of 3 ½ feet above the level of the parking lot at the build-to line. NE District Plan Standard: A landscape buffer shall be provided between all parking areas and the public sidewalk. The buffer shall consist of shade trees, low shrubs, or perennial flowers and a decorative fence or masonry wall. Plantings and parking lot screen walls or fences shall be no less than three feet and no more than four feet in height to allow a view into and out of parking areas. The above GMU standard applies to all parking areas facing a street frontage, while the NE District standard is specific to the area between parking areas and a public sidewalk. However, there are several locations within the proposed development where both standards could apply. Applying both standards at the same time seems to create an unnecessary complexity. Staff proposes choosing one standard or the other to apply in this PUD. Another option is to apply the NE district standard between parking areas and sidewalks, and the GMU standard only to parking areas that face a street frontage and do not have a sidewalk. The draft Resolution clarifies the NE District standard prevails. 3. Building Design Requirements Page 27 of 36 The GMU includes two pages of building design standards. Staff notes that these do not appear to be applicable for detached homes, twin-homes, or townhomes. Additionally, the NE District Plan provides that properties in the mixed-use area must comply with the building and articulation standards outlined in the NE District Plan. Staff proposes that the PUD be held to the GMU building design standards, attached to this report, with the following modifications: - The GMU standards apply to the commercial buildings, multi-family buildings, senior housing, and active senior building. - The detached villas shall comply with the NE District Plan (also attached). o Knowing the proposed minimum lot width and the side setback of 7.5 feet for the detached villas, staff believes it is unlikely that the garages will be able to comply with the standard capping the garage at 55% of the viewable ground floor street-facing linear building frontage. The applicant’s narrative confirms 2-car garages are anticipated for these villas. This means the garage will be at least 20’ wide. This would be nearly 70% of the viewable ground floor. A one-car garage would satisfy this requirement. Staff believes there is a benefit of ensuring enough parking for residents and guests over requiring strict compliance with this rule, and this is reflected in the draft Resolution. The Planning Commission should discuss their thoughts on this flexibility. - The attached villas and townhomes shall comply with the NE District Plan. o The garage standards for attached homes have a minimum garage size as follows:  The attached villas are single-level, and therefore have a minimum garage size of 540 square feet.  It is unclear if the townhomes have basements. If they do, the minimum garage size is 440 square feet.  In either scenario, garages must have a minimum width of 20’. o It is unclear if the attached villas and townhomes will be able to comply with the minimum size requirements for the garage without the availability of a more finalized building design. The Planning Commission should discuss their thoughts on pre-emptively granting flexibility to this requirement, and to what degree, prior to building plans being finalized. The draft resolution requires the garages fit at least two cars and do not identify a minimum square footage. o Garage sizes must be confirmed with the Final PUD to ensure compliance with this standard. - The applicant specifically requests flexibility from the following requirement: o C. Residential Uses on First Floors: Whenever residential uses are included on the first floor of a building the first-floor elevation shall be raised above the sidewalk elevations immediately adjacent to the front of the residential unit to ensure the residential unit is separated from the Page 28 of 36 public space. In addition, each first-floor unit must have an individual private entrance at the street level with private courtyard enclosure.  The applicant’s narrative notes that this requirement will be difficult to apply across the different housing types of development, including memory care units.  The Planning Commission should discuss their thoughts on pre- emptively granting flexibility to this requirement, and to what degree, prior to building plans being finalized. - The exterior material standards of the NE District Plan shall prevail. o Elevations with material percentages will be required with the Final PUD to ensure compliance with the code standards. Screening The screening requirements of the NE District Plan seem to be more stringent, so these standards will prevail with the exception that wood fencing or chain link with slats shall not be used for screening as provided in the GMU. Screening of roof top and ground mounted equipment will be further confirmed when the preliminary plat/PUD is submitted, and building/site design is more finalized. Landscaping The applicant’s narrative requests flexibility not in the amount of landscaping, but where the landscaping is located. This allows them to provide additional screening/buffering on the perimeters of the site. The Multi-Family A lot must provide 148 overstory trees per the underlying landscaping requirement for residential units (one overstory tree per unit). Additional landscaping must be provided per the enhanced landscaping clause for a reduced setback from County Road 30 as well as to satisfy a Buffer Yard Class “D” from the property to the west. Only 95 overstory trees of the underlying trees are proposed on these trees, but the landscaping required for the other two sections of code are present as required. Screening is provided between the parking lot and sidewalk to meet the parking buffer requirement in the NE District plan, but it appears the plan needs to be revised to include either a decorative fence or masonry wall of at least three feet but no less than 4 feet in height. The plans combined the commercial buildings in order to calculate the required landscaping. Typically, staff would apply the landscaping formula on a lot-by-lot basis. It should be discussed whether the commercial lots should be considered one “site” for purposes of calculating the landscaping standards. If so, this will result in a reduced landscaping requirement for the commercial properties. The draft resolution proposes that the landscaping plan be revised to calculate the commercial landscaping requirement on a site-by-site basis. Additionally, the underlying understory shrub requirements for the commercial properties were calculated, but these were omitted from the plan and do not appear to be made up elsewhere. This also needs to be Page 29 of 36 addressed with a revised landscaping plan. There appears to be screening between the sidewalk and the parking lot to satisfy the NE District parking screening standard. However, a decorative fence or masonry wall must be confirmed. Multi-Family “F” requires 184 overstory trees, but 148 are proposed on the lot. The enhanced screening requirements for a reduced setback are proposed on the lot. The Villas require 26 trees, one on each lot. However, the applicant proposes 64 overstory trees in this area to provide more screening for the existing residential. Similar to Multi- Family A, there appears to be screening between the sidewalk and the parking lot. However, the presence of a decorative fence or masonry wall needs to be confirmed. The buffer requirements are also included and appear to comply with a 6’ fence. The townhomes require 52 overstory trees; 65 are proposed. The enhanced screening and buffer yard requirements are provided on the overall site for the townhomes as required. For the senior buildings site, 232 overstory trees are required. The plans propose 253. If a drive-through is constructed for Retail B, screening must be provided per Section 1060.070, Subd. 2(J). That is not yet factored into the landscaping plan. This is also true for Retail E. The proposed development is subject to the preferred tree list for the NE District Plan. There appear to be several trees that are from the list. However, there appear to be a number of shrubs and some tree species that are not the same breed as what is provided on the list. The applicant has not requested flexibility from the landscaping standards of the NE District. The species list must be revised to comply. There is a screening requirement within the GMU that applies to adjoining residential use. However, the buffer yard ordinance appears to accomplish this requirement with more specific guidance on how to provide the screening. Staff proposes clarifying the buffer yard ordinance will prevail over the screening requirement within the GMU. Finally, the City Engineer’s memo notes that there appears to be several areas where proposed landscaping conflicts with such as pond access routes and the storm sewer and trunk utilities. The applicant must revise planting locations to minimize conflicts. Additionally, there are plantings shown in the Hennepin County ROW which will require the applicant to obtain approval from Hennepin County. A buffer yard is not required around the church parcel as there is an exemption in the buffer yard ordinance that existing developed parcels, even if they are re-platted, as long as there is no change in use or building expansion. No change in use is proposed on the church site, and the building footprint will not be expanded. Lighting The applicant must comply with Section 1060.040. A photometric plan is provided. More information must be provided on the proposed freestanding luminaires to confirm they do not exceed a height of 30’ or extend above the roofline of the principal building; whichever is less. Additionally, any light or combinations of light may not exceed one Page 30 of 36 foot-candle as measured from the property line or the centerline of a public street. It appears there are multiple areas that exceed this standard. The applicant must revise the plan to bring into compliance with the lighting performance standards. No lighting is shown for the parking lot. Any lighting used to illuminate the off-street parking area shall be so arranged as to reflect glare away from adjoining property, adjacent residential uses, and public rights-of-way. The lighting must also comply with Section 1060.040 of the Zoning Ordinance. Street lighting locations shall be reviewed by Public Safety with final lighting locations determined at the time of Final Plat/PUD. Signs The application includes an initial sign plan that anticipates the signage needs throughout the development. Signs must comply with Chapter 84 of the City Code unless flexibility is granted through a PUD. The GMU allows 1 freestanding sign with a height of up to 16’ and sign copy area of 64’. The plan proposes 3 monument signs throughout the development that appear to be for the purposes of advertising the commercial users and entrances into the development. Additionally, a larger gateway monument sign is shown on the corner of County Road 30 and County Road 116. Off- site signs technically are not allowed, but flexibility could be granted for the 4 monument signs allowed for each commercial use to be placed throughout the development as desired by the applicant. The GMU does not specifically allow monument signs for residential subdivisions. However, the sign code generally allows residential subdivisions to include up to two monument signs of 32’ in sign copy area and 6’ in height. Each residential component of the development is shown to have a monument sign that complies with these standards. Walls signs for commercial buildings are supposed to be limited to the façade of the front entrance and 10% of the primary building façade The applicant and sign plan request for sign flexibility in splitting the 10% façade limit for walls signs between the front façade as well as the façade that faces the county road for each building. Resiliency Options As a part of the Northeast District Design Guidelines, incoming developments must include 3 resiliency options from a list of 8 strategies provided in Appendix C. The submitted narrative indicates an intention to incorporate solar panels and electric vehicle charging stations throughout the development. These will need to be reflected in the plans as part of the Final PUD/plat submittal. Additionally, a third resiliency strategy must be confirmed and reflected on the plans. Plazas and Open Space Multi-family residential developments are required to provide landscaped private open space for their residents per the NE District Plan. This open space shall be designed and landscaped for outdoor recreation. The plans reflect a small “tot lot” just west of the existing church. No further information is provided in the applicant’s narrative on the tot Page 31 of 36 lot. The narrative does explain the intent to incorporate both indoor and exterior amenities. The exterior amenities may include a swimming pool, grill stations, firepits, pergolas, bocce courts, putting greets and a roof deck for gatherings. Compliance with this standard will need to be confirmed with the final plat/PUD. 2040 Parks and Trails Map The 2040 Parks and Trails Plan map shows existing on-road trails (painted shoulders) on County Road 116 and County Road 30. Additionally, a proposed off-road trail is shown in the vicinity of County Road 116 which was meant as a placeholder for the anticipated Diamond Lake Regional Trail (DLRT) planned by the Three Rivers Park District. It was expected this trail would connect through Bellwether to the east and move north to the City of Rogers border. Page 32 of 36 Since the adoption of the City’s 2040 Comprehensive Plan, Three Rivers completed their master planning process for the DLRT. Their proposed route anticipates the trail on the west side of County Road 116 with a grade-separated crossing in the vicinity of the proposed project site. This crossing will allow the trail to connect to the east side of County Road 116 towards Bellwether. The City’s 2040 Comprehensive Plan suggests the crossing would occur near or at Hunters Ridge. However, as a part of the planning process for this project, Three Rivers completed a feasibility study for the crossing location. Based on factors such as the grades of the site and infrastructure corridors, it was determined the ideal location for an underpass is about half-way between County Road 30 and Hunters Ridge. This will allow for a future trail connection on the Oswald farm property at the northeast corner of County Road 116 and County Road 30 at the time of development. No parks are shown in this area on the 2040 Parks and Trails map. The applicant proposes a tot lot located to the west of the church and “Senior Housing” building. This is proposed as a private park, and access to the Tot Lot will be provided by a private, internal path. The Tot Lot will be open to the public. Trails and Sidewalks The applicant’s plans show the DLRT in two segments and revised the plans to satisfy the recommendation from the Parks and Trails Commission. The trail will run parallel west to east along Oswald Farm Road. Due to the location of this portion of the trail within the road right-of-way (ROW), this segment of the trail will be considered an on- road trail. A 5’ trail easement is shown for this portion of the trail behind the ROW to allow the larger 10’ trail required for Three Rivers to extend outside of the ROW. The trail then moves east of Oswald Farm Road between the Retail “E” and Multi-Family Housing “F” buildings. This portion of the easement is considered an off-road trail and will serve as the corridor anticipated for the underpass at County Road 116. There is ongoing discussion as to whether the trail should be located along the north or south side of Oswald Farm Road. The Parks and Trails Commission recommended the trail be moved to the north side of Oswald Farm Rd with a pedestrian crossing to access the underpass. It was hoped this would create less conflict with vehicle traffic entering and exiting the commercial and residential sites. Three Rivers has confirmed they are Page 33 of 36 open to this idea. However, the City’s Engineering memo states that a crossing on the bend of Oswald Farm Road mid-block should be avoided per the City of Corcoran Pedestrian Crosswalk Policy. The memo recommends keeping the trail on the south side of Oswald Farm Road as at least conflicts at the drive entrances would be at a “stopped traffic condition.” If a crossing from Hope Church is proposed, the memo recommends considering shifting the crossing location southwest so that it is not located on the bend of the roadway. Additional details are provided in the memo. For off-road trails, the City policy is to require an 8’ wide trail in a 20’ easement and give credit for the area of off-road trails shown on the Comprehensive Plan. The standard for the Three Rivers trail requires a 10’ wide trail in a 20’ easement. However, the feasibility study completed by Three Rivers for the underpass indicated a corridor of at least 40’ is needed for the off-road segment of the trail to accommodate the underpass and anticipated retaining walls. A 40’ easement is shown on the preliminary plans. Staff recommends the City give park dedication credit for this segment of trail easement based on the City’s standard protocol (20’). However, after further discussions with the applicant and Three Rivers, it is recognized that Three Rivers would need to acquire additional easement to support the design improvement for the underpass. The applicant proposes dedication of the full easement for the underpass now as a public benefit for the Planned Unit Development application to avoid the need for Three Rivers to expand the corridor at a later date. It was anticipated the easement would be at least 40’ wide. Three Rivers provided comment on the preliminary application, and the width of the easement requested for the underpass is now 55’. The applicant will continue working with Three Rivers and the City to finalize the width of the easement and revise plans as necessary. Typically, 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 for 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.” In this case, the underpass will be constructed by Three Rivers at an unknown date in the future. The on-road portions of the trail will be constructed as a part of this project. Previous projects offered construction of trail segments by the developer without reimbursement as a public benefit. It may be helpful for the Planning Commission to weigh in whether they see that as a public benefit worth negotiating with the applicant. In addition to the trail, the site shows sidewalks on both sides of Oswald Farm Road and Hope Way. Additionally, there are private internal paths shown for access to a tot lot shown to the west of the church. The applicant provided a travel route exhibit to show Page 34 of 36 these pedestrian connections. The sidewalks are indicated in green, the internal paths to the tot lot are shown in blue, and the DLRT is also shown in blue. Park Dedication The applicant’s plans show an easement of approximately 0.14 acres (roughly 326’ long x 20’ wide) to be dedicated for the off-road underpass of the DLRT. This is consistent with the City’s standard protocol. While the plans are expected to be revised for the easement to become roughly 0.3 acres (326’ x 40’), the City will base park dedication fees using the City’s standard protocol (i.e., 20’ width easement). The exact dimensions of the length of the easement must be confirmed by the applicant in the final plat/PUD plan. Park Dedication Calculation Estimate The preliminary plat indicates a total site area of 54.15 acres. However, park dedication is based on the net land area. This is defined as the gross land area minus wetlands, areas below the 100-year ordinary high-water level, and ROW or easements for existing public streets. This also would exclude the church site since the church was already on a platted lot and subject to park dedication fees. The net land area was not provided. Staff estimates the net area at roughly 43.74. This will need to be confirmed by the applicant. Dedication requirements for a mixed-use development are pro-rated based on the acres of land devoted to each type of land use. Additionally, developments that include Page 35 of 36 memory care and assisted living units shall apply the commercial rate to the percentage of memory care and/or assisted living units that are in the project, multiplied by the project net acres. The estimated calculations based on the current site plan are provided below. The current park dedication ordinance requires 23% of the land area (or the market value of that land) for a mixed-use development. In this case, the developer would be required to dedicate the following: - 23% of 43.74 = 10.06 acres The applicant will receive park dedication credit based on the City’s standard protocol for a trail easement of 20’ wide and a length of approximately 326’. This is roughly 0.14 acres. Credit is given for net acreage only. Assuming a net acreage of 0.14 acres, this would provide 1.5% of the required park dedication. Therefore, the remaining 98.5% of the required park dedication would be cash-in-lieu of land. The 2024 fee schedule has the following fees: - $5,954 per single family unit - $4,040 per multi-family unit - $5,866 commercial and industrial per acre Park dedication is based on the park dedication fees in place at the time of final plat, but for discussion purposes the anticipated formula is as follows: - 10.006 acres of commercial x $5,866 = $58,695.20 - 570 multi-family units x $4,040 = $2,302,800 - 77 single-family units x $5,954 = $458,458.00 - 28 memory care units = 4.3% x $5,866 x 43.74 acres = $11,032.89 - TOTAL = $2,830,986.09 - Less 1.5% = $42,464.79 - Remaining cash due = $2,788,521.30 The final park dedication calculation will be based on final land area calculations and the fee schedule in place at the time of final plat approval. Preliminary Plat The preliminary plat requests approval of 43 lots and 1 outlot. However, a condition of approval is for Outlot A to be absorbed by neighboring lots. The applicant requested flexibility from minimum lot size, width, and setback requirements. The approval conditions noted in this staff report may result in changes to the lot layout and may also affect the unit count. The application anticipates the project to be built over 4 phases. Conclusion Page 36 of 36 Staff reviewed the plan for consistency with the application standards outlined in the Comprehensive Plan, Zoning Ordinance, and Subdivision Ordinance. Staff noted in the staff report the outstanding issues that must be addressed, and conditions are included in the draft resolutions to address these issues. The Planning Commission may modify these conditions. However, the City has discretion when reviewing this a comprehensive plan amendment and PUD. The Planning Commission may find that the standards for one or more components of the application have not been met and may recommend denial. Should denial be recommended, findings of fact should be cited to forward to City Council. 6. Recommendation Move to recommend approval of the following: a. Resolution 2024-xx Approving Comprehensive Plan Amendment b. Ordinance 2024-xx Rezoning to PUD c. Resolution 2024-xx Approving Findings of Fact for Rezoning d. Resolution 2024-xx Approving Preliminary PUD Development Plan e. Resolution 2024-xx Approving Preliminary Plat Attachments: 1. Resolution 2024-xx Approving Comprehensive Plan Amendment 2. Ordinance 2024-xx Rezoning to PUD 3. Resolution 2024-xx Approving Findings of Fact for Rezoning 4. Resolution 2024-xx Approving Preliminary PUD Development Plan 5. Resolution 2024-xx Approving Preliminary Plat 6. City Engineer’s Memo – Civil Plan Review Dated 1/22/2024. 7. City Engineer’s Memo – Stormwater Review Dated 1/22/2024. 8. Public Safety Memo – Dated 12/6/2023. 9. Hennepin County Memo dated 12/28/2023. 10. Three River Parks District Memo dated 1/5/2025. 11. Applicant’s Narrative dated 1/25/2024. 12. Plan drawings received 1/12/2024. 13. Phasing Plan 14. Architectural Examples 15. Cross Section Plan received 1/25/2024. 16. Neighborhood Meeting Summary City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 3 Motion By: Seconded By: A RESOLUTION APPROVING A COMPREHENSIVE PLAN AMENDMENT FOR “HOPE MINISTRIES” AT THE NORTHWEST CORNER OF COUNTY ROAD 116 AND COUNTY ROAD 30 (PID 11-119-23-14-0004) (CITY FILE NO. 23-028) WHEREAS, Hope Community Church, Brain and Jacque Lother, and Corcoran Investments LLC (“the applicant”) request approval of a 2040 Future Land Use Map amendment to change the lande use designation of approximately 15.97 acres from Public / Semi-Public to Mixed Use on the property described as follows; See Attachment A. WHEREAS, the Planning Commission reviewed the requested amendment at a duly called Public Hearing and recommends approval; NOW, THEREFORE, BE IT RESOLVED that the Corcoran City Council approves the request for a comprehensive plan amendment for the above referenced parcel, based on the following findings and subject to the following conditions: 1. The proposed development offers new opportunities that were not previously considered in the Comprehensive Plan. 2. Reclassifying the site is needed to allow reasonable development of the site that responds to current market conditions. 3. The development of the site as part of the larger development would facilitate other planned infrastructure improvements, including stormwater improvements, sanitary sewer extension, municipal water extension and transportation improvements that will have regional benefits. 4. With the planned infrastructure improvements developed with this project, there is adequate public infrastructure planned to serve the site. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 3 VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of February 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 3 ATTACHMENT A Lot 1, Block 2, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota ORDINANCE NO. 2024- Page 1 of 2 Motion By: Seconded By: AN ORDINANCE AMENDING TITLE X (ZONING ORDINANCE) OF THE CITY CODE TO CLASSIFY CERTAIN LAND LOCATED AT THE NORTHWEST CORNER OF COUNTY ROAD 116 AND COUNTY ROAD 30 (PID 11-119-23-14-0003, 11-119-23-14-0004, 11-119-23-14- 0005, AND 11-119-23-11-0012) (CITY FILE NO. 23-028) 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 Public Institution (PI) and General Mixed Use (GMU) to Planned Unit Development (PUD), legally described as follows: See Attachment A Section 2. This amendment shall take effect upon adoption of the resolution approving the final PUD plan for this project. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of February 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran February 22, 2024 County of Hennepin State of Minnesota ORDINANCE NO. 2024- Page 2 of 2 ATTACHMENT A Parcel 1: Lot 1, Block 1, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 2: Lot 1, Block 2, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 3: Outlot A, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 4: Outlot C, Serenity Meadows, according to the recorded plat thereof, Hennepin County, Minnesota (Abstract Property). City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 3 Motion By: Seconded By: APPROVING FINDINGS OF FACT FOR REZONING FOR THE PROPERTIES LOCATED AT THE NORTHWEST CORNER OF COUNTY ROAD 116 AND COUNTY ROAD 30 (PID 11-119- 23-14-0003, 11-119-23-14-0004, 11-119-23-14-0005, AND 11-119-23-11-0012) (CITY FILE NO. 23-028) WHEREAS, Hope Community Church, Brain and Jacque Lother, and Corcoran Investments LLC, (the “applicant”) requested approval to rezone 56.72 acres legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the request at a duly called Public Hearing, and; WHEREAS, the City Council adopted an ordinance rezoning the affected parcels from Public Institution (PI) and General Mixed Use (GMU) to Planned Unit Development (PUD); NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that it should and hereby does support the request for reclassification of the property, based on the following findings and conditions: 1. The planned development is not in conflict with the Comprehensive Plan. Lot 1, Block 1 containing the existing church will remain guided for Public / Semi-Public development, and the rest of the proposed development is guided for mixed use development as proposed. 2. The planned development is not in conflict with the intent of the underlying zoning districts. Lot 1, Block 1 will continue to be subject to PI standards unless otherwise amended by the PUD standards. The remaining portions of the site are zoned GMU. The proposed development is not in conflict with the intent of either of these zoning districts. The plan develops the site in advance of municipal water being able to service the area; however, the applicant will not be issued a building permit until Corcoran municipal water is operational. 3. The planned development is not in conflict with other applicable provisions of the City’s Zoning Ordinance, except that PUD flexibility is requested as noted in the staff report. The PUD allows the applicant to request flexibility from the performance standards in the ordinance in exchange for a high-quality development than might otherwise be expected. 4. The planned development or unit thereof is of sufficient size, composition, and arrangement that its construction, marketing, and/or operation is feasible as a complete unit without dependence upon any other subsequent unit or phase. The project is anticipated to be completed in 4 phases that will be able to adapt to the needs of the market. Development is contingent upon completion of trunk infrastructure improvements and water service. The initial phases will include the construction of the primary project infrastructure, roadway improvements on County Road 116 and County Road 30, and other key infrastructure improvements. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 3 5. The planned development will not create an excessive burden on parks, streets and other public facilities and utilities which serve or are proposed to serve the planned development. The developer is providing a public trail consistent with the Three River’s Diamond Lake Regional Trail master plan and the City’s 2040 Comprehensive Plan. A private tot lot that will be accessible to residents of the planned development is proposed on the church property. The residents living in assisted living, memory care, and hospice units will place lace less demand on public facilities such as streets and parks. The development includes the construction of all public infrastructure needed to serve the site at the developer’s expense. Corcoran municipal water is anticipated to be available at the end of 2024. The applicant anticipates applying for building permits in 2025 and will not pull a building permit prior to the availability of Corcoran water for the site. 6. The planned development will not have an adverse impact on the reasonable enjoyment of the neighboring property. The planned development intentionally placed residential uses near the adjacent residential and agricultural uses to minimize the impact of the project. Should the property to the west develop in the future, it will develop for mixed residential uses, which will be compatible with the proposed uses along the western border of the PUD. 7. The quality of the building and site design proposed by the PUD plan shall substantially enhance the aesthetics of the site, shall demonstrate higher standards, more efficient and effective uses of streets, utilities and public facilities, it shall maintain and enhance any natural resources within the development, and create a public benefit that is greater than what would have been achieved through the strict application of the primary zoning regulations. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of February 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 3 ATTACHMENT A Parcel 1: Lot 1, Block 1, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 2: Lot 1, Block 2, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 3: Outlot A, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 4: Outlot C, Serenity Meadows, according to the recorded plat thereof, Hennepin County, Minnesota (Abstract Property). City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 7 Motion By: Seconded By: APPROVING PRELIMINARY PLANNED UNIT DEVELOPMENT PLAN FOR “HOPE MINISTRIES” LOCATED AT THE NORTHWEST CORNER OF COUNTY ROAD 116 AND COUNTY ROAD 30 (PID 11-119-23-14-0003, 11-119-23-14-0004, 11-119-23-14-0005, AND 11-119-23-11-0012) (CITY FILE NO. 23-028) WHEREAS, Hope Community Church, Brain and Jacque Lother, and Corcoran Investments LLC, (the “applicant”) has requested approval of “Hope Ministries” a mixed-use subdivision on the property legally described as: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for preliminary PUD plan, subject to the following conditions: 1. A preliminary planned unit development (PUD) plan is approved for “Hope Ministries”, in accordance with the plans and application received by the City on October 20, 2023, and revisions received November 27, 2023, January 12, 2024, and January 25, 2024, except as amended by this resolution. 1. The preliminary PUD plan is approved based on the finding that the proposed project is consistent with the City’s Comprehensive Plan and the PUD standards in the ordinance. 2. Approval is contingent upon City Council approval of the requested rezoning and preliminary plat (Ordinance 2024- and Resolution 2024-). 2. The applicant shall comply with all requirements of the Public Safety memo dated December 6, 2023. 3. The applicant shall comply with all requirements of the City Engineer’s memo for civil review dated January 24, 2024. 4. The applicant shall comply with all requirements of the City Engineer’s memo for stormwater review dated January 24, 2024. 5. The applicant shall comply with all requirements of the July 27, 2023, EAW Record of Decision. 6. The applicant is subject to review and approval by Hennepin County. The applicant is required to secure all permits and approvals from the County. The applicant will continue to work with City staff to comply with requirements from the Hennepin County memo dated December 28, 2023. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 7 7. The applicant will continue to work with City staff and Three Rivers Park District to finalze the necessary trail easements and location as well as comply with requirements from the Three Rivers Park District’s mem dated January 5, 2024. 8. PUD flexibility is granted for the following: a. Development in advance of City services (water) being available to serve the project. A building permit will not be issued until Corcoran municipal water is operational. b. Reduced building setback along County Road 116 and County Road 30 of 40 feet with enhanced landscaping. c. The following lot standards apply to the commercial and multi-family buildings within Block 5 of the preliminary plat: Minimum Lot Area 25,000 square feet Minimum Lot Width 150 feet Minimum Lot Depth N/A Minimum Principal Structure Setbacks - Front, Major Roadways 40 feet with enhanced landscaping per Section 1060.070, Subd. 2(K) - Front, Other Streets 25 feet - Side and Rear None Maximum Principal Building Height - The commercial buildings cannot exceed 2-stories - 50 foot maximum at the required setback for Lot 1 and Lot 6 of Block 5 Maximum Impervious Surface Coverage 80% d. The following standards apply to the detached “villas”: Minimum Lot Area 5,285 square feet Minimum Lot Width 44 feet Minimum Lot Depth N/A Minimum Principal Structure Setbacks - Front, Major Roadways 100 feet - Front, Other Streets 25 feet - Side 7.5 feet - Rear 25 feet Maximum Principal Building Height 35 feet e. The following standards apply to the attached “villas” and “rowhomes”: Attached Villas Townhomes Minimum Lot Area 14,500 square feet per unit 4,500 square feet per unit Minimum Lot Width N/A N/A City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 7 Minimum Lot Depth N/A N/A Minimum Principal Structure Setbacks - Front, Major Roadways N/A 40 feet measured from the front lot line of the common lot - Front, Other Streets 25 feet measured form the front lot line of the common lot 25 feet measured from the front lot line of the common lot - Side - 10 feet measured from the side lot line of the common lot - 20 feet between attached structures separated by a common area - 10 feet measured from the side lot line of the common lot - 15 feet between attached structures separated by a common area - Rear 25 feet measured from the rear lot line of the common lot 25 feet measured from the rear lot line of the common lot Maximum Principal Building Height 35 feet 35 feet f. Reduced front parking setback along Oswald Farm Road of 10’ for Lot 1 and Lot 6 of Block 5, and Lot 2 of Block 1. g. No interior setback required for the shared parking lot. h. Lot 1 of Block 1 is subject to the PI district standards. Except a tunnel connecting the Senior Housing building in Lot 1, Block 1 can encroach into the required 50’ setback. i. An encroachment easement with the City will be required. i. Parking requirements as follows: i. Villas must have 2 garage spaces and 2 driveway spaces. ii. Rowhomes must have 2 garage spaces, 2 driveway spaces, and 8 guest parking stalls. iii. Market-rate Multi-Family buildings must be parked as 2 spaces per unit. iv. Senior Housing Buildings must be pared at 1 space per unit. v. A formal shared parking agreements must be established with Hope Community Church for overflow parking with the senior housing uses. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 4 of 7 vi. A shared parking lot for the commercial uses is permitted should the square footage not exceed what is shown currently on the site plan. 415 spaces are required. j. The commercial parking lot can deviate from the intermediate landscaped island requirements as long as at least 3 clear pedestrian pathways are provided within the parking lot. k. The driveways for villas and rowhomes served by private roads must be a minimum length of 20 feet. l. Drive-through lanes can be between the building and a frontage but must be screened per Section 1070.060. m. Where there is a conflict between the GMU district and the Northeast District Design Guidelines, the Northeast District Design Guidelines prevail. n. The building materials for the detached villas, attached villas, and rowhomes must comply with the Northeast District Design Guidelines. o. The garages for the detached villas can have a garage that comprises up to 70% of the street-facing linear building frontage. p. The garages for the rowhomes must have a minimum width of 20’ and accommodate two cars. q. Buildings with residential uses on first floors do not need to be raised above the sidewalk elevation. r. The required landscaping must be calculated on a per lot basis but can be distributed throughout the entire site instead of a per lot basis with emphasis placed on screening the perimeter of the development. s. Where there is a conflict within the GMU ordinance and buffer yard requirements, buffer yards shall prevail. t. Up to 4 monument signs for the commercial buildings can be distributed throughout the site as long as setbacks are satisfied. u. Each residential development is allowed to have a monument sign. v. Wall signs can be placed on the rear and front of the commercial buildings, but the combined size of the signs cannot exceed 10% of the primary building signs. 9. All uses identified in the P-I zoning district (allowed, accessory, conditional, interim, or administrative permit) are permitted on Lot 1, Block 1. 10. Except for Lot 1, Block 1, all uses identified in the General Mixed Use and Downtown Mixed Use zoning districts shall be permitted in this PUD. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 5 of 7 11. Park dedication shall be satisfied by a combination of land and cash-in-lieu of land for the PUD. Park dedication will be based on the park dedication ordinance in place at the time the final plat is approved. 12. Prior to submittal of the PUD final plan and final plat: a. A 50’ right-of-way with utilities stubbed must be provided to Outot B of Serenity Meadows. b. Parking plan must be revised to show compliance with the granted flexibilities and provide pedestrian connections with aligned landscape islands in the commercial parking lot as well as the required landscape islands in Lot 6, Block 5. c. Outlot A must be absorbed by one ore more of the surrounding properties. d. The landscaping plan must be revised to calculate the minimum required landscaping on a per lot basis which can be applied throughout the site with emphasis placed on the edges of the site. e. All plant species in the landscaping plan need to be from the preferred tree list within the Northeast District Design Guidelines. f. Final building and site plans must be provided as each phase moves forward. i. A minimum of 5 different styles must be submitted for the detached villas. ii. A minimum of 2 different styles must be submitted for attached villas and townhomes. g. A third resiliency strategy must be identified. h. Plans must be revised to show details for trash enclosures to ensure compliance with 1060.020 of the Zoning Ordinance. The trash enclosures must be clearly shown on the site plans. i. Plans must show mechanical equipment screening in compliance with Section 1060.030 of the Zoning Ordinance. j. Snow storage areas must be clearly shown on plans. k. A chloride management plan shall be provided. l. The lighting plan must be revised to confirm compliance with Section 1060.040. 13. A wetland buffer establishment plan must be submitted and the preliminary plat should be revised to identify and label the wetland buffer zones and monument signs. a. All permanent wetland buffer monuments must be erected along the wetland buffer line as required by Section 1050.010, Subd. 7 of the Zoning Ordinance. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 6 of 7 b. A The applicant shall work with City staff to finalize the location of wetland buffer monuments. c. Wetland signs shall be purchased from the City. d. The final locations must be inspected and approved by City staff. e. Monument signs shall be installed prior to approval of the building permit. 14. Drainage and utility easements must be provided over all wetlands, wetland buffers and ponds. 15. Drainage and utility easements shall be provided along the perimeter of all lots. 16. All utility facilities shall be located underground. 17. A sign permit is required for any signage. All signage must comply with Chapter 84 of the City Code, except where PUD flexibility has been requested and granted for wall signage on Lots 1, 2 and 3, Block 1. 18. The development shall comply with the City’s requirements regarding fire access, fire protection and fire flow calculations, the location of fire hydrant, fire department connections and fire lane signage. 19. Parking shall be reviewed with building permit and must comply with ordinance standards for the proposed use, except where PUD flexibility is requested. 20. The new public streets shall follow the City’s street naming policy. 21. An encroachment agreement shall be required for all site improvements or items placed within the City rights-of-way or easements. 22. The applicant must enter into a stormwater maintenance agreement prior to release of final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of February 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 7 of 7 ATTACHMENT A Parcel 1: Lot 1, Block 1, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 2: Lot 1, Block 2, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 3: Outlot A, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 4: Outlot C, Serenity Meadows, according to the recorded plat thereof, Hennepin County, Minnesota (Abstract Property). City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 1 of 3 Motion By: Seconded By: APPROVING PRELIMIINARY PLAT FOR “HOPE MINISTRIES” LOCATED AT THE NORTHWEST CORNER OF COUNTY ROAD 116 AND COUNTY ROAD 30 (PID 11-119-23- 14-0003, 11-119-23-14-0004, 11-119-23-14-0005, AND 11-119-23-11-0012) (CITY FILE NO. 23-028) WHEREAS, Hope Community Church, Brain and Jacque Lother, and Corcoran Investments LLC, (the “applicant”) requested approval of “Hope Ministries” a mixed-use subdivision on the property legally described as follows: See Attachment A WHEREAS, the Planning Commission reviewed the plan at a duly called Public Hearing, and; NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF THE CITY OF CORCORAN, MINNESOTA, that the Corcoran City Council hereby approves the request for preliminary plat, subject to the following conditions: 1. A preliminary plat is approved to create 43 lots, “Hope Ministries”, in accordance with the plans and application received by the City on October 20, 2023, and revisions received November 27, 2023, January 12, 2024, and January 25, 2024, except as amended by this resolution. 2. Approval is contingent upon City Council approval of the preliminary PUD plan for “Hope Ministries”. The applicant shall comply with all conditions of the preliminary PUD plan approval (Resolution 2023-). 3. The preliminary plat must be revised to show the following: a. A 50-foot right-of-way to provide street and utility access to Outlot B of Serenity Meadows. b. Outlot A must be absorbed by one or more of the surrounding lots. 4. Park dedication is due as required by the PUD approvals, prior to the release of the final plat for recording. 5. The applicant shall comply with all requirements of the City Engineer’s memo for Civil Review, dated January 24, 2024. 6. The applicant shall comply with all requirements of the City Engineer’s memo for stormwater, dated January 24, 2024. 7. The applicant shall continue to work with City staff to incorporate comments and comply with all requirements from Three River Park District’s memo dated January 4, 2024. City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 2 of 3 8. The applicant shall continue to work with City staff to incorporate comments and comply with all requirements from Hennepin County memo dated December 28, 2023. 9. Approval shall expire within one year of the date of approval unless the applicant has filed a complete application for approval of the final plat. VOTING AYE VOTING NAY McKee, Tom McKee, Tom Bottema, Jon Bottema, Jon Nichols, Jeremy Nichols, Jeremy Schultz, Alan Schultz, Alan Vehrenkamp, Dean Vehrenkamp, Dean Whereupon, said Resolution is hereby declared adopted on this 22nd day of February 2024. ________________________________ Tom McKee - Mayor ATTEST: ____________________________________ City Seal Michelle Friedrich – City Clerk City of Corcoran February 22, 2024 County of Hennepin State of Minnesota RESOLUTION NO. 2024- Page 3 of 3 ATTACHMENT A Parcel 1: Lot 1, Block 1, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 2: Lot 1, Block 2, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 3: Outlot A, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 4: Outlot C, Serenity Meadows, according to the recorded plat thereof, Hennepin County, Minnesota (Abstract Property). Memo To: Kevin Mattson, PE, City of Corcoran Public Works Director From: Kent Torve, City Engineer Steve Hegland, PE Project: Hope Community Church Development Date: January 22, 2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Hope Community Development Civil Plans by Sambatek dated 1/12/2024 Comments: General: 1. Consistent with the review process, a comment response letter shall be provided in response to the following comments provided in this Memorandum in which the applicant provides a written response to each item. 2. In addition to engineering related comments per these plans, the proposed plans are subject to addition planning, zoning, land-use, and other applicable codes of the City of Corcoran. 3. Final approval by the Elm Creek Watershed Management Commission must be attained before any site grading or activity may commence. 4. An encroachment agreement shall be required for all site improvements or items placed within the City ROW or easements. Plat/Easements: 1. Provide D&U easement over Pond 4N HWL and access route and Filtration 6F access route. 2. Provide trail easements along CR116 and CR30 as well as along regional trail. 3. Verify with Hennepin County that ROW dedication along CR30 is appropriate. ROW is skewed to section corners but is not 60’ at intersection of County Road 116. 4. Provide easements for all shared parking at time of site plan. 5. Provide and show easements for shared bituminous trail in Block 1. 6. Provide easements of sufficient width to account 1:1 slope for each side of trunk sanitary sewer along Hope Way. Sewer appears to reach a depth of 45.24’ in current utility plans and ROW plus easement width is only 80’. 7. Vacate all underlying easements which are no longer necessary with proposed development. 8. Easements over all water, sanitary, and storm sewer utilities not in the ROW shall be provided and reviewed at time of final plat. 9. ROW along CR116 appears consistent with previous request from Hennepin County if a 5’ trail easement is also provided. Final ROW dedication shall be reviewed and approved by Hennepin County. January 22, 2024 Hope Community Church Development Kevin Mattson, PE, City of Corcoran Public Works Director Page 2 of 5 10. Provide D&U easement over outlot A. 11. Provide sufficient easements for a 1:1 slope over trunk sanitary sewer along CR116. Sanitary sewer appears to have a depth over 40’ and buildings 7 & 8 appear to be in conflict. 12. Corcoran City Planner and Attorney shall confirm the proper designation of Block 3 Lot 1 and Block 1 Lot 3 as lots or outlots. 13. Final Three Rivers trail alignment shall be encompassed by appropriate easements for construction and maintenance. 14. A ROW stub should be provided to the upland area north of Lot 4 Block 4 to provide access should the area be developed in the future. 15. Easements shall be provided over all storm sewer pipes. Easements shall be shown on the site, utility, and storm sewer plans to ensure they are adequate. Erosion Control/SWPPP 1. Preparation of and compliance with a SWPPP shall be required for construction. 2. Final silt fence and inlet protection locations will be reviewed at Final Plat. 3. Erosion control blanket shall be used for restoration on areas with slope of 3:1 or greater. 4. Final review of erosion control BMPs, sequencing, and quantities to take place at Final Plat. Transportation 1. Maintenance requirements for private roads in Blocks 1 and 3 shall be detailed in HOA documents. 2. At time of Final Plat, a temporary access plan shall be included with the construction drawings showing how access will be maintained to the church and existing homes during the project. 3. All 28’ roads shall be signed “No Parking” on one side of the roadway with No Parking” signs required within all cul-de-sacs. Oswald Farm Road will be no parking on both sides of the roadway. Final sign location to be shown on plans and reviewed at time of Final Plat. 4. The Feasibility Study identified offsite improvements including turn lanes at the development entrances and turn lane extension of County Road 30 at County Road 116. These projects are anticipated to be City led development and at the time of the development agreement the terms of these project should be identified. 5. All parking areas shall have concrete curbing and a paved surface. 6. The regional trail is shown to cross Oswald Farms Road at the mid block location. As outlined in the City of Corcoran Pedestrian Crosswalk Policy mid-block crossings should be avoided, especially as this crossing location is also within the bend of the roadway. We would recommend the trail be kept along the south side of Oswald Farms Road. There will still be conflicts with all of the drive entrances but this would be at a stopped traffic condition. 7. If the regional trail is constructed on the south side of the roadway, a crossing to access the trail from the church was previously proposed. Because this crossing is significantly greater than the 300’ access spacing to adjacent intersections in the policy, we would recommend if needed, the crossing location be shifted southwest so it is not located at the curve of the roadway. 8. The roadways within the development are anticipated to have AADT’s of less than 9,000 trips per day and a posted speed limit equal to or less than 30 mph. All pedestrian crossings not at standard intersections or roadways crossings for the regional trail (Oswald Farms Road or southwest access road), should incorporate the following elements in accordance with the Pedestrian Crosswalk Policy. January 22, 2024 Hope Community Church Development Kevin Mattson, PE, City of Corcoran Public Works Director Page 3 of 5 This level of improvement is considered appropriate given the conditions of the development and timing of the regional trail. Additional crossing improvements may be necessary in the future as additional segments of the regional trail are constructed and this area is further utilized. a. Incorporate high visibility crosswalk markings b. Provide advanced warning crosswalk signage c. Post no parking restrictions in the locations of the crosswalks. d. Provide adequate nighttime lighting e. Incorporate curb extensions. f. Provide for RRFB system due to significant multimodal facilities 9. Construction plans to display location of surmountable and high-back curb. Locations of surmountable and high-back curb to be reviewed at Final Plat. 10. Provide plan sheet with locations of stop, street, and no parking signage in final plat drawings. 11. Provide intersection details plan demonstrating ped ramp design per ADA and Corcoran standard detail requirements in final plat drawings. 12. All pavement markings to be reviewed at Final Plat. 13. The local roadway connection to County Road 30 shall be adjusted to have both right and left turn lanes onto County Road 30. 14. At time of each individual lot plan, the ADA parking stall count and all ADA access routes to facilities shall be shown on site plans. Site Plans 1. Street lighting locations shall be reviewed by Public Safety and final lighting locations shall be determined at the time of Final Plat. 2. Include all necessary City of Corcoran standard detail plates in construction plans. 3. There is significant amount of planting conflicts over the storm sewer and trunk utilities adjacent to County Road 30 and County Road 116. At time of Final Plat, revise planting locations to minimize conflicts. 4. Tree planting should be removed from pond access routes. Plantings around Filtration 12F2 and Pond 4N appear to be in conflict. 5. Review Senior Housing building and Building 26 for conflicts with D&U easements. 6. Plantings are shown in Hennepin County ROW. Applicant shall receive approval from Hennepin County for these plantings. 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. 2. Wetland buffer zones and wetland buffer signage shall be clearly identified and labeled on plans. 3. Sumps in manholes with drops of greater than 18” and the last accessible structure prior to stormwater basins to be 3’ sumps. January 22, 2024 Hope Community Church Development Kevin Mattson, PE, City of Corcoran Public Works Director Page 4 of 5 4. Rational calculations shall be provided to confirm all pipe sizes and inlet capacity at the time of final plat. 5. Label top and bottom elevations of retaining wall behind Block 2 single family homes. If greater than 4’, it shall be designed by a structural engineer. 6. Inlet and pipe capacity calculations for all roadways including Hope Way and existing storm sewer along Oswald Farm Road shall be submitted and reviewed with Final Plat application. 7. Confirm EOF (947.43) nearest the center structure of “Rowhomes J” (FFE 948.25) meets freeboard requirements of 2 foot separation. 8. Provide 10’ safety bench for all wet ponds. Pond 4N appears to be the only wet pond with a sufficient safety bench. 9. Call out trash guards for all FES on construction plans. 10. Filtration basin 12F2 may require lining to inhibit seepage to Three Rivers trail underpass; to be reviewed at final plat. 11. Additional inlets required for storm sewer system to drain all low areas below Block 2 retaining wall. 12. Catch basin capacity of all commercial and multi-family sites shall be reviewed at time of site plan/building permit and rational calculations shall be provided. At time of Final Plat concept rational calculations will be necessary to ensure stubs from street have adequate capacity. 13. Plans shall be modified to accommodate trapped water adjacent to western property boundary south of Oswald Farm Road. 14. Verify discharge location for STMH 311. 15. Existing storm sewer underneath Senior Housing that conveys drainage to existing wetland must be removed. 16. EOF in front of Multifamily A parking garage must be relocated. Watermain/Sanitary Sewer 1. Plan and profiles for all utilities shall be provided at the time of Final Plat submittals. 2. Valve locations to be reviewed at time of Final Plat. Generally, valves shall be located at all intersection as one less valve than the number of legs. Valves should typically be located out from the end radius points unless specific circumstances don’t allow. Butterfly valves required for watermain 12” and greater. a. Review valve midway on Hope Way. 3. Hydrant spacing to be reviewed by Public Safety at time of final plat. a. Ensure hydrants are located at all high points. 4. All water stubs from the 20-inch trunk water pipe shall have a valve and a 20-foot extension of pipe so connection can be made without shutting down the City system. 5. The sanitary sewer of Hunters Ridge sanitary stub shall be lowered to accommodate connection to existing properties. 6. Looping of the 8” watermain along the west property boundary may be necessary for required looping depending on timing of the project. 7. A dedicated lot for a future municipal well shall be coordinated with City. 8. Provide 20-foot easement and install the raw water line along CR 116 for municipal water supply. 9. Provide 20-foot easement along CR30 for future raw water supply from the west. 10. Separate domestic and fire lines shall be run into buildings with separate shut offs. January 22, 2024 Hope Community Church Development Kevin Mattson, PE, City of Corcoran Public Works Director Page 5 of 5 11. The sewer stub to the southeast shall be lowered to match the comprehensive plan. The comprehensive plan identifies this sewer invert at a 920.2. Credits (if available) from the development’s TLAC would be provided for overdepth installation. 12. “20-inch” DIPS HDPE DR-11 BY OTHERS” shown on Utility Plan Sheets to be labeled 20” C900 DR18 fusible pipe. 13. Utility stubs should be provided to outside the roadway for the End of Comments Memo To: Kevin Mattson, PE City of Corcoran Public Works Director From: Kent Torve, PE, City Engineer Steve Hegland, PE, Project: Stormwater Comments Hope Community Church Development Project Date: January 22,2024 Exhibits: This Memorandum is based on a review of the following documents: 1. Hope Community Development Civil Plans by Sambatek dated 1/12/2024 2. Preliminary Stormwater Management Plan for Hope Community Church by Sambatek dated 1/12/2024 Comments: · Final approval by the Elm Creek Watershed Management Commission (ECWMC) must be attained before any site grading or activity may begin. o City needs to authorize submittal to ECWMC. Summary Stormwater findings and City guidelines for developments and drainage were provided in the Feasibility Study. These should be implemented with revised stormwater management plan. Draintile 1. Include the surveyed elevations and diameter of the tile on the Existing Conditions plan sheet. 2. Submit verification of the material and condition of tile under CR 116 (video, etc.). 3. Verify capacity of rerouted tile through the site is equal or greater than existing conditions, include existing pipe material as compared to RCP (see comment No. 4). Stormsewer, EOF and Outlet Structures (OCS) 4. Pipes carrying public drainage (City, County, or offsite drainage) are required to be RCP. 5. The WMO may require an OCS with skimming on all basin outlets. 6. The site shows flat stormsewer (less than 0.5%) that may require additional manholes for maintenance access. City will review and may require additional structures for access at time of final plat. 7. Catch basin spacing of storm sewer appears to not meet City Standards. It should be anticipated that additional structures will be necessary in the streets and parking areas. 8. Provide individual detail plates for each OCS with site specific elevations. 9. The EOF for the large area south of Oswald Farm Road and south of the future tunnel is elevation 950.31. City requires low openings to be 2 feet above the EOF, therefore adjust the finished floor elevations for the four retail and medical buildings. January 2024 Hope Community Church Development Project Kevin Mattson Page 2 of 2 Ponds/BMPs 10. Modify the stormsewer length between OCS 931 and FES 930 to include the length of the stilling basin. Additionally, the plans should show where the pipe is being upsized per the detail. 11. The existing pond adjacent to Hope Church is receiving stormwater from the development, therefore add an OCS to manage discharge (Pond 7P) to the existing wetland and include in the system’s model. Any wetland impacts for the discharge and construction will need WCA approval. 12. Provide a minimum of 1 foot of freeboard from the HWL to the top of berm. For example Pond 5N only has 6 inches. 13. Ponds 4N, 5N, 11N and 12N do not require the berm divider in the wet ponds. 14. Create stilling basin at the FES into each filtration basin to dissipate velocity. Utilize the City detail, however the upsize in pipe is not required. Alternatively, submit a design for City review. Modeling Data 15. The capacity of the offsite driveway culverts may not be sufficient for the Hope Development system design. Therefore, it is necessary to extend the model north along CR 116 and the culvert under Hillside Drive. Include in both the existing and proposed models. The following culvert information shall be input into the model: a. Culvert under Hunters Ridge at CR 116 intersection. b. Culvert under the field access near the tree line. c. Three driveway culverts north of Pond 5N. d. Culvert under Hillside Dr at CR 116 intersection. 16. It appears a generic impervious percentage is used for proposed conditions however it is necessary to quantify the impervious areas within each subwatershed as shown on the plans. Provide both a subwatershed total and an exhibit and table of quantities of pervious, impervious, and total area for each Block and ROW as shown on Sheet 2.02 to be used as the benchmark for the WMO permitting and future development review. Model 17. Filtration basins shall be set to have a starting water elevation at the constructed outlet control elevation. 18. Wetlands shall have a starting water elevation at the elevation of the delineated edge. The existing wetland has a Flood Elevation of 937.88 in both models, not a Starting Elevation. 19. Water loss in modeling is not allowed, therefore remove the modeling approach of discarding exfiltration from the existing wetland in both models. 20. Before resubmittal, ensure all devices in the HydroCAD match the construction plan information. 21. Model filtration basins and ponds using a CN of 98. 22. Adjust routing of 11E-OS in the proposed model to discharge directly to the wetland. Offsite Drainage 23. Incorporate the drainage from the west near CR30 into the street plan. Currently the proposed road plans would block drainage from the west. Hennepin County Transportation Project Delivery Public Works Facility, 1600 Prairie Drive, Medina, MN 55340 612-596-0300 | hennepin.us December 28, 2023 Ms. Natalie Davis City of Corcoran 8200 County Road 116 Corcoran, MN 55340 Re: Hope Community (Received 12/01/23) County State Aid Highway (CSAH) 30 & County Road (CR) 116 Hennepin County Plat Review ID #4047 (Reviewed 11/07/2023) Ms. Davis: Please consider the following county comments for the preliminary plat to combine multiple parcels in the northwest corner of County Road (CR) 30 and CR 116 into a multi-use development including multifamily and senior housing, commercial, retail and medical office. Access: We concur with the full access locations with turn lanes on CR 30 and CR 116. The turn lane design for both locations must be reviewed and approved by the county. County staff requires additional information for the proposed right in access on CR 116, including forecasted daily user volumes and rationale for the access, to determine whether or not the county will support the access. Right-of-way: County staff request 60 feet half right-of-way with an additional 5-foot easement for drainage, utility and future multi-modal purposes on CR 30 and CR 116. Staff also request a 25x25 sight triangle in the northwest quadrant of CR 30/CR 116, the northwest and southwest quadrants of CR 116/Hunters Ridge/Oswald Farm Road, and the northwest and northeast quadrants of CR 30/new access to provide sufficient sight distance and accommodate space for utilities. Multimodal: The sidewalk and curb ramp design must meet current ADA standards. In 2023, the US Access Board issued a final rule in the Federal Register for the Public Right-of-Way Access Guidelines (PROWAG). These guidelines are expected to be adopted by the Department of Transportation and Department of Justice in 2024. PROWAG, section R202.2 will require that altered facilities "be connected by a pedestrian access route complying with R302 to an existing pedestrian circulation path." Curb ramps and appropriate connections will need to comply with R302, R304 and R305, including requirement R203.6.2 that "crosswalks, curb ramps or blended transitions shall be provided on both ends of the crosswalk where the pedestrian access route crosses a curb." Depending on project timing, this may require that curb ramps are provided at all impacted intersections and a sidewalk or multiuse trail on CR 30 and CR 116 and should be taken into account in the design. County staff were recently made aware of a planned trail underpass connecting with this development under CR 116. Coordination still needs to occur for the planned trail, underpass, box culvert, and retaining wall layout and design. Site modification may need to occur to accommodate the underpass. Ownership and maintenance responsibilities will also need to be determined prior to construction of the trail underpass and planned trail currently shown on the east side of CR 116. Storm Water/Drainage: Discharge rates must remain less than existing flow rates. The county storm water system will not take water from new drainage areas. Additional treatments may be needed if flow rates cannot match existing. Contact: Jordan Labat at 612-596-0703 or Jordan.Labat@hennepin.us Permits: Please inform the developer that all construction within county right-of-way requires an approved county permit prior to beginning construction. This includes, but is not limited to, driveway and street access, drainage and utility construction, sidewalk/trail development, and landscaping. Contact: Michael Olmstead, Permits Coordinator at 612-596-0336 or michael.olmstead@hennepin.us Please contact Ashley Morello: 612-596-0359, ashley.morello@hennepin.us with any questions. Sincerely, Carla Stueve, PE County Highway Engineer Hennepin County Property Map Date: 12/11/2023 Comments: 1 inch = 800 feet PARCEL ID: 11119 23140 005 OWNER NAME: Co rco ra n Invstts L lc Et Al PARCEL ADDRESS: 5 2 Ad dress Una ssigned,Corcoran MN 00000 PARCEL AREA: 1 5.7 1 acres, 6 84,306 sq ft A-T-B: Abstract SALE PRICE: SALE DATE: SALE CODE: ASSESSED 2022, PAYABLE 2023 PRO PERTY TYPE: Va ca nt Lan d-Residential H OMESTEAD: No n-Homeste ad MARKET VALU E: $260,000 TAX TOTAL: $3,894.02 ASSESSED 2023, PAYABLE 2024 PROPERTY TYPE: Vacant L and-Residential HOMESTEAD: Non-Ho mestead MARKET VALUE: $260 ,00 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 2023 54 . 0 9 36 . 0 9 62 . 4 7 19 7 . 6 2 OSW A L D F A R M R O A D OSWALD FARM ROAD H U N T E R S R I D G E EA S T L I N E O F T H E S E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 SOUTH LINE OF THE SE 1/4, OF THE NE 1/4, SECTION 11, TOWNSHIP 119, RANGE 23 WE S T L I N E O F T H E S E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 EA S T L I N E O F T H E N E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 EAST QUARTER CORNER OF SECTION 11, TOWNSHIP 119, RANGE 23 FOUND CAST IRON MONUMENT FN D I P 1 / 2 " OP E N T I P P E D FND IP 1/2" OPEN FND IP CAPPED 24992 FND IP CAPPED 24992 WETLAND LOCATED BY SAMBATEK ON 09/27/2022 AND DELINEATED BY SAMBATEK ON 09/15/2022 WETLAND LOCATED BY SAMBATEK ON 09/27/2022 AND DELINEATED BY SAMBATEK ON 09/15/2022 HOPE WAY OS W A L D F A R M R O A D HOPE WAY S0 1 ° 0 7 ' 2 9 " W 6 4 6 . 0 7 S39 ° 2 4 ' 4 9 " W 3 5 8 . 2 3 L =1 4 6 .1 9 Δ =3 9 °0 2 '2 1 " N89°09'42"W 229.06 37 5 . 5 2 60 . 0 0 17 6 . 0 5 57 0 . 8 5 N0 1 ° 1 0 ' 1 6 " E 1 7 8 2 . 2 1 13 2 . 5 6 46 7 . 2 3 S1 0 ° 3 2 ' 4 6 " W 1 3 4 . 9 7 S0 9 ° 1 5 ' 4 9 " W 1 3 6 . 1 9 S0 7 ° 5 8 ' 5 1 " W 1 3 6 . 4 0 S0 6 ° 4 1 ' 5 3 " W 1 3 5 . 6 0 S0 5 ° 2 4 ' 5 6 " W 1 3 3 . 8 0 S0 4 ° 0 7 ' 5 8 " W 1 3 0 . 9 8 N0 2 ° 5 1 ' 0 0 " E 1 2 7 . 1 4 N0 1 ° 3 4 ' 0 3 " E 1 2 2 . 2 7 S0 0 ° 1 7 ' 0 5 " W 1 1 6 . 3 7 S0 0 ° 5 9 ' 5 2 " E 1 0 9 . 4 1 N0 2 ° 1 6 ' 5 0 " W 1 0 1 . 3 8 N0 1 ° 0 6 ' 4 0 " E 7 4 . 5 6 S0 1 ° 0 5 ' 2 8 " W 1 2 4 . 0 0 S0 1 ° 0 5 ' 2 8 " W 1 2 4 . 0 0 S0 1 ° 0 5 ' 2 8 " W 1 2 4 . 0 0 S0 1 ° 0 5 ' 2 8 " W 1 2 4 . 0 0 S88°52'33"E 258.58 N66°1 4 ' 2 3 " E 1 9 3 . 6 1 N66°1 4 ' 2 3 " E 2 0 9 . 5 5 N66°1 4 ' 2 3 " E 1 6 6 . 2 2 S82°21'31"E 6 6 3 . 7 3 210.73 232.00 221.00 45.16 44.88 44.9945.12 2 . 7 1 66.19 S0 1 ° 0 7 ' 2 9 " W 35 . 2 8 S 2 3 ° 4 5 ' 3 7 " E 2 1 6 . 2 3 8 9 . 8 1 4 5 . 0 0 4 5 . 0 0 N2 0 ° 0 9 ' 1 1 " E 3 5 0 . 2 6 3 3 . 7 2 L = 2 1 9 . 6 4 R = 2 7 6.9 9 Δ = 4 5°25'58" N 2 3 ° 4 5 ' 3 7 " W 2 1 6 . 2 3 R = 2 6 5 . 0 0 Δ = 2 4 ° 5 3 ' 0 6 " L = 1 1 5 . 1 0 S0 1 ° 0 7 ' 2 9 " W 35 . 2 8 N88°52'33"W 264.33 N88°52'33"W 264.33 Δ = 3 0 ° 0 2 ' 4 6" R = 2 1 6 . 9 9 L = 1 1 3 . 7 9 N0 0 ° 2 4 ' 1 6 " E 12 2 . 4 6 S88°14'43"E 269.45 N89°37'19"E 280.11 S0 1 ° 0 7 ' 2 9 " W 2 2 4 0 . 1 7 90 8 . 3 3 20 1 . 5 9 45 6 . 2 2 N88°50'17"W 170.36 N0 1 ° 0 6 ' 2 2 " E 2 0 1 . 4 3 S88°53'38"E 170.42 164.655.77 N 4 4 ° 1 0 ' 1 1 " W 1 8 8 . 1 6 S0 1 ° 0 7 ' 2 9 " W 6 4 6 . 0 7 L=177.09 R=265.00 Δ=38°17'20" C2 C3 C4 C5 C6 C7 C8 C9 C10 C11 C12 C13 C14 C15 43.61 44.88 45.12 44.99 77.51 57.41 45.98 46.30 129.48 45.06 45.01 45.01 45.06 80.24 S 4 5 ° 0 1 ' 5 4 " E 2 6 6 . 7 2 S 4 6 ° 3 0 ' 4 6 " E 7 7 . 4 6 N8 9 ° 2 4 ' 2 2 " E 17 . 3 6 N44 ° 5 6 ' 1 6 " E 1 6 8 . 1 0 S 4 4 ° 5 0 ' 4 5 " E 1 1 5 . 0 0 S4 5 ° 0 1 ' 4 1 " W 1 9 6 . 1 8 S0 1 ° 0 8 ' 2 0 " W 1 4 7 . 5 6 N81°42'07"E 45 2 . 6 4 N65°0 6 ' 3 9 " E 1 8 4 . 5 5 N0 1 ° 1 0 ' 1 6 " E 3 7 4 . 8 9 S89°09'42"E 463.89 L=246.42R=274.55Δ=51°25'29" N0 0 ° 4 6 ' 3 1 " E 1 7 4 . 5 9 S89°28'09"E 141.85 N90°00'00"E 136.55 S0 0 ° 0 0 ' 0 0 " E 1 7 7 . 2 5 S0 0 ° 4 6 ' 3 1 " W 4 0 6 . 3 7 S 4 4 ° 0 3 ' 3 6 " E 4 0 . 8 5 S0 0 ° 4 6 ' 3 1 " W 3 7 5 . 9 5 L=29.24 Δ=6°06'07" L=157.31Δ=32°49'44" N39 ° 2 4 ' 4 9 " E 3 5 8 . 2 3 L=60.80 Δ =16°59'34" L=76.20 Δ=21°17'4 6" L=135.81 Δ=29°21'50" L =4 1.28 Δ =8°55'30" 374.51L=121.15Δ=0°36'11" L=181.16R=11509.16Δ=0°54'07" N89°11'07"W 1110.48 77.00172.21 280.79 195.97 1 2 LO T 1 LO T 2 LO T 3 LO T 4 LO T 5 LO T 6 LO T 7 LO T 8 LO T 9 LO T 1 0 LO T 1 1 LO T 1 2 LO T 1 3 LO T 1 4 LO T 1 5 LO T 1 6 LO T 1 7 LOT 1 8 LOT 1 9 LOT 2 0 LOT 2 1 LO T 1 LO T 2 LO T 3 LO T 4 LO T 5 LO T 6 B L O C K 1 B L O C K 3 B L O C K 4 C2 C3 C4 C5 C6 C7 C8 C9 C1 0 C1 1 C1 2 C1 3 C1 4 C1 5 7 6 5 4 8 9 L2 L3 L4 L5 L6L7 L8 L9 L 1 0 L11 L 1 2 L13 L 1 4 L15L 1 6 L17 L1 8 L19 L2 0 L21 L2 2 L23 L2 4 L25 Li n e T a b l e Li n e # L2 L3 L4 L5 L6 L7 L8 L9 L1 0 L1 1 L1 2 L1 3 L1 4 L1 5 L1 6 L1 7 L1 8 L1 9 L2 0 L2 1 L2 2 L2 3 L2 4 L2 5 Le n g t h 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 30 . 0 0 64 . 0 0 Di r e c t i o n S7 8 ° 0 0 ' 1 3 " E S1 1 ° 5 9 ' 4 7 " W N7 8 ° 0 0 ' 1 3 " W N1 1 ° 5 9 ' 4 7 " E S7 8 ° 0 0 ' 1 3 " E N1 1 ° 5 9 ' 4 7 " E N7 8 ° 0 0 ' 1 3 " W S1 1 ° 5 9 ' 4 7 " W S7 ° 1 9 ' 4 3 " E N8 2 ° 4 0 ' 1 7 " E N7 ° 1 9 ' 4 3 " W S8 2 ° 4 0 ' 1 7 " W S7 ° 1 9 ' 4 3 " E S8 2 ° 4 0 ' 1 7 " W N7 ° 1 9 ' 4 3 " W N8 2 ° 4 0 ' 1 7 " E S1 0 ° 3 6 ' 5 4 " W S7 9 ° 2 3 ' 0 6 " E N1 0 ° 3 6 ' 5 4 " E N7 9 ° 2 3 ' 0 6 " W N1 0 ° 3 6 ' 5 4 " E N7 9 ° 2 3 ' 0 6 " W S1 0 ° 3 6 ' 5 4 " W S7 9 ° 2 3 ' 0 6 " E 10 . 0 0 10 . 0 0 10 . 0 0 10 . 0 0 10 . 0 0 10 . 0 0 R = 2 0 5 . 0 0 Δ = 2 4 ° 5 3 ' 0 6 " L = 8 9 . 0 4 3 N88°52'33"W 255.69 N88°52'33"W 255.69 L=652.41R=2206.77Δ=16°56'21" L=645.25R=2146.77Δ=17°13'16" R= 4 2 0 . 0 0 Δ = 6 ° 5 4 ' 2 1 " L= 5 0 . 6 2 R=480.00Δ=6°54'21" L=57.85 S0 1 ° 0 7 ' 3 1 " W 2 0 5 . 0 0 N0 1 ° 0 7 ' 3 1 " E 2 0 5 . 0 0 S0 1 ° 0 7 ' 3 1 " W 2 0 5 . 0 0 N0 1 ° 0 7 ' 3 1 " E 2 0 5 . 0 0 S88°54'11"E 106.00 N88°54'11"W 106.00 N0 1 ° 0 7 ' 3 1 " E 2 0 5 . 0 0 S0 1 ° 0 7 ' 3 1 " W 2 0 5 . 0 0 S 2 3 ° 4 5 ' 3 7 " E 2 0 5 . 0 0 N 2 3 ° 4 5 ' 3 7 " W 2 0 5 . 0 0 N76°57' 3 2 " W 8 2 . 0 0 S76°57' 3 2 " E 8 2 . 0 0 N76°57' 3 2 " W 1 0 6 . 0 0 S76°57' 3 2 " E 1 0 6 . 0 0 N76°57' 3 2 " W 2 0 5 . 0 0 S76°57' 3 2 " E 2 0 5 . 0 0 N88°52'29"W 49.00 S88°52'29"E 49.00 N88°52'29"W 49.00 S88°52'29"E 49.00 N88°52'29"W 49.00 S0 1 ° 0 5 ' 4 9 " W 4 7 . 0 0 N0 1 ° 0 5 ' 4 9 " E 4 7 . 0 0 S66°1 4 ' 2 3 " W 49.0 0 N66°1 4 ' 2 3 " E 49.0 0 N1 3 ° 0 2 ' 2 8 " E 4 9 . 0 0 S1 3 ° 0 2 ' 2 8 " W 4 9 . 0 0 S1 3 ° 0 2 ' 2 8 " W 4 7 . 0 0 N1 3 ° 0 2 ' 2 8 " E 4 7 . 0 0 S1 3 ° 0 2 ' 2 8 " W 4 7 . 0 0 N1 3 ° 0 2 ' 2 8 " E 4 7 . 0 0 L=281.95R=2206.77Δ=7°19'14" CO U N T Y R O A D N O . 1 1 6 CO U N T Y R O A D N O . 1 1 6 270.11 10 . 0 0 10 . 0 0 N0 0 ° 4 3 ' 1 8 " E 1 8 2 . 0 2 N89°09'42"W 294.48 N44 ° 5 5 ' 0 8 " E 1 1 0 . 7 6 S44°57'22"E 368.02 L =136.99R=205.00 Δ=38°17'20" 1 2 3 4 5 6 7 8 9 2 2 RI G H T O F W A Y NO DA T E BY CK D AP P R SH E E T OF Da t e Li c e n s e # Pr i n t N a m e : DR A W N B Y DE S I G N E D B Y CH E C K E D B Y 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 u r v e y , o r r e p o r t 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 an d t h a t I a m a d u l y L i c e n s e d L a n d S u r v e y o r u n d e r th e l a w s o f t h e S t a t e o f M i n n e s o t a . PR O J E C T N O . RE V . CO M M E N T En g i n e e r i n g | S u r v e y i n g | P l a n n i n g | E n v i r o n m e n t a l 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 11/22/2023 1:39:08 PM L:\PROJECTS\51372\CAD\SURVEY\SHEETS\51372-PPLAT.DWG:PRELIMINARY PLAT © 2 0 2 1 S a m b a t e k DA T E I S S U E D HO P E C O M M U N I T Y C H U R C H HO P E C O M M U N I T Y C H U R C H D E V E L O P M E N T P R O J E C T CO R C O R A N , M N PR E L I M I N A R Y P U D P L A N S 51 3 7 2 SC A L E I N F E E T 0 12 0 60 NO R T H 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 11/22/2023 1:39:08 PM L:\PROJECTS\51372\CAD\SURVEY\SHEETS\51372-PPLAT.DWG:PRELIMINARY PLAT 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 11/22/2023 1:39:08 PM L:\PROJECTS\51372\CAD\SURVEY\SHEETS\51372-PPLAT.DWG:PRELIMINARY PLAT PR E L I M I N A R Y P L A T 1 pe r G u a r a n t y C o m m e r c i a l T i t l e t i t l e c o m m i t m e n t , f i l e n u m b e r 6 7 1 6 1 : Ou t l o t A , H o p e P l a c e , a c c o r d i n g t o t h e r e c o r d e d p l a t t h e r e o f , H e n n e p i n C o u n t y , M i n n e s o t a . Ou t l o t C , S e r e n i t y M e a d o w s , a c c o r d i n g t o t h e r e c o r d e d p l a t t h e r e o f , H e n n e p i n C o u n t y , M i n n e s o t a . (A b s t r a c t P r o p e r t y ) Re p l a t t e d p r o p e r t i e s : Lo t 1 a n d 2 , B l o c k 1 , H O P E P L A C E S E C O N D A D D I T I O N , a c c o r d i n g t o t h e r e c o r d e d p l a t t h e r e o f , He n n e p i n C o u n t y , M i n n e s o t a . TO T A L S I T E A R E A : PR O P O S E D R I G H T - O F - W A Y : 2, 4 7 1 , 7 2 2 S. F . 26 7 , 4 8 4 S . F . NU M B E R O F L O T S : AV E R A G E L O T S I Z E : MI N I M U M L O T S I Z E : MA X I M U M L O T S I Z E : 45 48 , 9 8 3 S . F . 1, 9 2 0 S . F . 56 6 , 4 0 9 S . F . 1. TH E P R O P O S E D N A M E O F T H E P L A T I S T O B E D E T E R M I N E D 2. ST R E E T N A M E S A R E S U B J E C T T O A P P R O V A L B Y T H E C I T Y . 3. DR A I N A G E A N D U T I L I T Y E A S E M E N T S S H A L L B E P R O V I D E D A S R E Q U I R E D . D R A I N A G E A N D U T I L I T Y EA S E M E N T S W I L L B E P R O V I D E D O V E R A L L P U B L I C U T I L I T I E S A N D U P T O 1 F O O T A B O V E T H E H I G H W A T E R LE V E L O F A L L P O N D S . 4. WE T L A N D S S H O W N O N T H E S U R V E Y W E R E D E L I N E A T E D B Y S A M B A T E K O N 9 / 1 5 / 2 0 2 2 A N D L O C A T E D ON 9 / 2 7 / 2 0 2 2 DE S C R I P T I O N PR O P E R T Y S U M M A R Y LO T S U M M A R Y DE V E L O P M E N T N O T E S HO P E M I N I S T R I E S P R E L I M I N A R Y P L A T 1. Th i s s u r v e y w a s p r e p a r e d u t i l i z i n g T i t l e C o m m i t m e n t N o . 6 7 1 6 1 b y O l d R e p u b l i c N a t i o n a l T i t l e In s u r a n c e C o m p a n y , b e a r i n g a n e f f e c t i v e d a t e o f 0 9 / 2 2 / 2 0 2 2 . 2. Th e b e a r i n g s y s t e m i s b a s e d o n t h e H e n n p i n C o u n t y c o o r d i n a t e s y s t e m , N A D 8 3 ( 1 9 8 6 A d j u s t ) , w i t h a n as s u m e d b e a r i n g o f S o u t h 0 1 d e g r e e s 0 7 m i n u t e s 2 9 s e c o n d s W e s t f o r t h e E a s t l i n e o f t h e N E 1 / 4 , Se c t i o n 1 1 , T o w n s h i p 1 1 9 , R a n g e 2 3 . 3. Fi e l d w o r k w a s c o m p l e t e d o n 0 9 / 1 1 / 2 0 2 2 . SU R V E Y N O T E S EJ H MR S 10 / 0 9 / 2 0 2 3 LO T A R E A T A B BLOCK 1 LOT 1 OUTLOT A BLOCK 1 LOT 1 OUTLOT C PARCEL 3 PARCEL 2 PARCEL 1 PARCEL 4 WETLAND LOCATED BY SAMBATEK ON 09/27/2022 AND DELINEATED BY SAMBATEK ON 09/15/2022 WETLAND LOCATED BY SAMBATEK ON 09/27/2022 AND DELINEATED BY SAMBATEK ON 09/15/2022 20386 961.39 GM >> >> >> >> UE UE UE >> EX I S T I N G P O N D PON D 1 2 N HW L : 9 4 6 . 8 2 NW L : 9 4 3 . 5 0 PO N D 1 3 N HW L : 9 4 8 . 2 7 NW L : 9 4 6 . 5 0 EX I S T I N G CE M E T E R Y SW A L E OSW A L D F A R M R O A D HOPE WAY OS W A L D F A R M R O A D H U N T E R S R I D G E HUNTERS RIDG E OSWALD FARM ROAD POND 5N HWL:941.14 NWL:938.50 FILTRATION 6F HWL: 940.43 PO N D 1 1 N HW L : 9 4 8 . 8 5 NW L : 9 4 5 . 0 0 FI L T R A T I O N 1 1 F HW L : 9 4 8 . 8 4 FILTRATION 12F2 HWL:945.68 FILT R A T I O N 1 2 F 1 HWL : 9 4 6 . 7 2 COUNTY ROAD #30 CO U N T Y R O A D # 1 1 6 HOPE WAY TO T L O T POTENTIAL 3RIVERS TRAIL EASEMENT POND 2N HWL:946.50 NWL:944.00 POND 4N HWl:947.85 NWL:944.00 SE N I O R H O U S I N G MU L T I - F A M I L Y H O U S I N G " F " 51 , 0 0 0 S . F . PR O P O S E D ME D I C A L " D " 28 , 8 0 0 S . F . (2 S T O R I E S ) FF E = 9 5 2 . 0 0 PR O P O S E D ME D I C A L " C " 31 , 3 0 0 S . F . (2 S T O R I E S ) FF E = 9 5 2 . 0 0 PR O P O S E D RE T A I L " B " 10 , 1 0 0 S . F . FF E = 9 5 2 . 0 0 MU L T I - F A M I L Y HO U S I N G " A " 43 , 0 0 0 S . F . PR O P O S E D RO W H O M E S " J " PR O P O S E D VI L L A S " I " WA T E R T O W E R 4 S T O R I E S O V E R 1 20 U N I T S 4 S T O R I E S O V E R 1 8 U N I T S FF E = 9 4 8 . 2 5 4 UNITS FFE=950.00 52 U N I T S 5. 5 2 A C R E S 3. 4 0 A C R E S 5. 6 5 A C R E S 4. 2 5 A C R E S 12 2 U N I T S IL / A L FF E = 9 5 2 / G F E = 9 4 1 18 4 U N I T S 15 6 U N I T S FU T U R E C E M E T E R Y PR O P O S E D RE T A I L " E " 10 , 0 0 0 S . F . FF E = 9 5 2 . 0 0 1. 2 A C R E S 8 U N I T S FF E = 9 4 8 . 5 0 8 UNITSFFE=949. 5 0 / L F E = 9 4 1 . 5 0 8 U N I T S FF E = 9 4 8 . 5 0 28 M C Un i t s MC GA R D E N AC T I V E S E N I O R 11 0 U N I T S FF E = 9 5 2 GF E = 9 4 1 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 25 26 21 8 U N I T S F F E = 9 5 2 . 2 5 4 UNITS FFE=952 . 5 0 LFE=944. 5 0 FF E = 9 5 4 GF E = 9 4 3 FF E = 9 5 2 . 2 5 FG E = 9 4 1 . 2 5 3 UNITS FFE=954. 0 0 LFE=946 . 0 0 FILTRATION 3P HWL: 946.44 50 . 0 ' 50 . 0 ' 50.0' 50.0' 12 0 . 0 ' RO W 10 . 0 ' P R O P O S E D R O W 10 0 . 0 ' E X I S T I N G R O W 15 10 9 12 10 10 22 14 11 18 18 12 12 18 11 14 4 10 10 14 7 11 14 12 8 8 12 22 30 30 29 14 15 30 10 30 15 36 . 0 ' 6. 0 ' 5. 0 ' 28 . 0 ' 28 . 0 ' 28.0'10.0' 5.0' 10.0' 5.0' 5. 0 ' 6. 0 ' 36 . 0 ' 6. 0 ' 5. 0 ' 5' T R A I L EA S E M E N T 15 : 1 T A P E R O N TU R N L A N E 55 : 1 T A P E R O N TH R U L A N E 12 ' L A N E S 30 0 ' T U R N L A N E W/ 1 8 0 ' T A P E R R 3 0 . 0 ' R3 0 . 0 ' 55 : 1 T A P E R O N TH R U L A N E 8' P A V E D SH O U L D E R TU R N L A N E F O R RI G H T I N A C C E S S 9 15 15 15 15 15 8 4 29 11 13 12 24 15 10 B B A A A A A AA C C C D E E E E C C SC A L E I N F E E T 0 12 0 60 NO R T H SH E E T Da t e Li c e n s e # Pr i n t N a m 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 , s p e c i f i c a t i o n , o r r e p o r t 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 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 E n g i n e e r u n d e r th e l a w s o f t h e S t a t e o f M i n n e s o t a . DR A W N B Y DE S I G N E D B Y CH E C K E D B Y PR O J E C T N O . PR E L I M I N A R Y DE S I G N R E V I E W PE R M I T S U B M I T T A L CO N S T R U C T I O N D O C U M E N T S En g i n e e r i n g | S u r v e y i n g | P l a n n i n g | E n v i r o n m e n t a l 24.1S (LMS TECH) | EMILY CASTANIAS, PE (MN) | 11/22/2023 3:44:56 PM L:\PROJECTS\51372\CAD\SHEETS\51372-C3-SITE.DWG:C3.02 SITE PLAN - AERIAL © 2 0 2 1 S a m b a t e k HO P E C O M M U N I T Y C H U R C H HO P E C O M M U N I T Y C H U R C H D E V E L O P M E N T P R O J E C T CO R C O R A N , M N PR E L I M I N A R Y P U D P L A N S 51 3 7 2 11 / 2 2 / 2 0 2 3 JM W EJ C CM A Em i l y J e a n C a s t a i a s 10 / 2 0 / 2 0 2 3 60 7 4 1 SI T E P L A N - A E R I A L C3 . 0 2 HOPE COMMUNITY DEVELOPMENT EXAMPLE PHASING PLAN CORCORAN, MINNESOTA NOVEMBER 22, 2023 measure COUNTY ROAD 30 CO U N T Y R O A D 1 1 6 PHASE 1 PHASE 4 PHASE 2-3 PHASE 2 January 5, 2024 Natalie Davis McKeown City of Corcoran 8200 County Road 116 Corcoran, MN 55340 RE: Comprehensive Plan Amendment for Hope Community Church PUD Natalie, Three Rivers Park District has reviewed the preliminary PUD plans for the Hope Community Church Development Project, dated November 27, 2023, and has the following comments. 1. Plan should reflect the most current design and layout for the future regional trail and underpass from the CSAH 116 Grade Separated Crossing Feasibility Study by SRF Consulting Group. See attached plan dated December 22, 2023. 2. Plan should note the location and extent of the anticipated easement to be granted to Three Rivers Park District for the future regional trail underpass and trail, including all areas needed for construction of the underpass retaining walls, trail and trail clearzones per the Three Rivers Park District Trail Design Guidelines, updated August 11, 2023. A 55-foot-wide permanent easement area will be needed at the retaining walls for the underpass approach. 3. Filtration Pond 12F2, including all associated drainage structures and underground piping, should be designed and constructed such that it will not be impacted by the future construction of the retaining walls needed for the trail underpass approach. 4. Indicate the best connection point for electrical power for the future box culvert lighting. 5. The trail along Oswald Farm Road west of the underpass is intended to become the regional trail in the future. This trail should be meet Three Rivers’ design standards: 10’ wide, 3’ minimum trail clear zones on either side of the trail. A 6’- wide (minimum) boulevard is recommended between the trail and the street to allow space for street signage and light poles outside of the 3’-wide trail clearzone. Landscape plantings, including the expected tree branch growth, should be outside of the trail corridor, 16’ wide x 10 high. See attached TRPD Trail Design Guidelines. If the trail corridor does not fit within the road right-of- way, determine the amount of area needed for a trail easement. City of Corcoran Page 2 January 5, 2024 6. Utility manholes should be located outside of the regional trail surface. 7. Ensure there is room for all current ADA requirements for all regional trail crossings in the development, including required sight lines and pedestrian ramps. 8. Three Rivers Park District would like to acquire all necessary property rights for the trail corridor and underpass area as part of the PUD platting process. The Diamond Lake Regional Trail Cooperative Agreement between Three Rivers Park District and the City of Corcoran has sample easement/limited use permit language that could be used to convey the property rights to Three Rivers. Thank you for the opportunity to comment on the preliminary PUD plans. Please contact me at 763-559- 6766 or Stephen.shurson@threeriversparks.org with any questions. Sincerely, Stephen Shurson Landscape Architect Three Rivers Park District Three Rivers Park District Trail Design Guidelines Updated August 11, 2023 * Italic text indicates TRPD modification to published standard or a new standard created by TRPD. Design Component Design Standard/Best Practice References Trail Classification = Regional Trail (2-way shared use trail) Trail Geometry Trail width (shared use path) Typically, 10’ from pavement edge to pavement edge. Trail width may be modified based on Level of Service (LOS) projections.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual  MN Rule 8820.9995 Shoulder width 5’ preferred where ROW is not constrained, 2’ minimum on both sides of trail.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual  MN Rule 8820.9995 Clear zone 3’ minimum on both sides of trail. Clear zone is measured from edge of bicycle travel lane.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual  MN Rule 8820.9995 Cross slope Typically 1.5% in one direction, with direction dependent on drainage and horizontal curvature. Minimum cross slope = 1.5%, maximum cross slope = 2.0%. 5’ for each percent of transition  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual Side slopes 2’ min @ (1:6 V:H) 1:3 (V:H) for cut and fill slopes. 1:2 fill slopes may be considered in wetland areas. 1:2 cut slopes may be considered in heavily wooded areas on a site-specific basis. No slopes steeper than 1:2.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual  MN Rule 8820.9995 Physical barrier, dense shrubbery, or railing Install when < 5’ of shoulder can be provided from the slope and Slopes 1V:3H w/ 6’+ drop Slopes 1V:3H adjacent to water body Slopes 1V:2H w/4’+ drop Slopes 1V:1H w/1’ + drop  AASHTO 2012 Vertical clearance 10 feet minimum.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual  MN Rule 8820.9995 Horizontal Alignment Design Speed 20 mph for regional trails. Use a 30 mph design speed for grades longer than 500 feet and greater than 4 percent, from the uphill point where grade equals 4 percent to 500 feet beyond the downhill  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual  MN Rule 8820.9995 Design Component Design Standard/Best Practice References point where the grade becomes less than 4 percent. Horizontal curves 100-foot minimum radius for 20 mph design speed, 156-foot minimum radius for 25 mph design speed. Lean angle assumed to be 15° based on typical trail user.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual Minimum lateral clearance (M) Minimum lateral clearance on inside of horizontal curves to be free of sight obstructions. “M” is computed based on design speed, stopping sight distance, and radius of curve. Areas required to be free of obstructions will be staked prior to construction and reviewed by the project team.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual Vertical Alignment Profile grade 5% maximum profile grade preferred on regional trail. Short segments of trail may be considered for exceeding 5% within the MnDNR allowable lengths on a case-by-case basis.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual Vertical curves Minimum vertical curve length is computed based on design speed, stopping sight distance, and approaching profile grades.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual Other Design Considerations Trail/Road Intersections Crossing treatments to be evaluated based on site-specific considerations, current regulatory standards, and best practices guidance.  Guidance for TPRD Trail Crossings  MMUTCD Intersection sightlines Intersections shall provide clear sight distance equal to the stopping sight distance computed for the trail design speed. Where it is not feasible to provide the minimum sight distance, designer should consider mitigating for trail safety, natural resources, or a combination to meet trail safety objectives.  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual Striping Trail centerline striping to be 4” yellow latex with glass beads. Broken line consists of 3’ stripe, 9’ gap. Locations of solid centerline to be determined by the designer. 4” Solid where trail is along BOC  AASHTO 2012  MnDNR Trail Guidelines  MnDOT Bikeway Manual Signage Signage needs to be determined by designer based on site-specific  MMUTCD  Safe Crossings guidance Design Component Design Standard/Best Practice References considerations and current regulatory standards. Benches/amenities/kiosks TRPD Project Team to review existing amenities along trail and provide recommendations for improvements. Pavement section Typically, 3” of bituminous over 6” of Class 5 aggregate base. Class 5 extends 1’ beyond trail edge. Trail shall be designed for a 30-year service life. Consider thicker pavement section where heavy vehicular traffic known to cross trail.  TRPD standard plates TR-1 and TR-2. Curb ramps Design to meet ADA guidelines. Curb cut and truncated domes shall match trail width.  MNDOT Standard Plans 5-297.250 for Pedestrian Curb Ramps Traffic control plan Trail detours and/or trail closures may be considered. Appropriate signage must be included at all local access points. Designer to provide signage/phasing plan for review by TRPD Project Team. Turf establishment Seed mix and application rate to be determined based on land type adjacent to trail. Any erosion control blanket used shall consist of all-natural netting and stitching.  TRPD Specification 32 9212 & 31 2510  MNDOT Seeding Manual Reference Information - “Guide for the Development of Bicycle Facilities”, American Association of State Highway and Transportation Officials (AASHTO), 2012 - “Trail Planning, Design, and Development Guidelines”, Minnesota Department of Natural Resources (MnDNR), 2007. - “Mn/DOT Bikeway Facility Design Manual”, Minnesota Department of Transportation (MnDOT), 2020 - “Best Practices for Traffic Control at Regional Trail Crossings”, Various authors, 2011. - Minnesota Manual for Uniform Traffic Control Devices (MMUTCD), July 2012. - MNDOT Seeding Manual – 2014 Edition - Guidance for Three Rivers Park District Trail Crossings, Determining Effective Trail Crossing Practices in TRPD parks and Public Rights-of-Way. December 2013 Note to designer: Any deviations from these design standards need to be documented through the TRPD project manager for incorporation into the permanent project file. Special design elements: When underpass or overpasses are required, contact TRPD project manager for additional criteria. 5. 0 2 A C R E S OSW A L D F A R M R O A D CO U N T Y R O A D # 1 1 6 28 M C Un i t s MC GA R D E N 20083 951.13 UP OUINV=949.85 INV=949.47 20253 946.52 CO 10 HDPE 20357 953.30 UP OU2 B 20364 952.52 UP OU1 B 20378 953.27 PED 20379 952.82 PED 20430 948.86 UP OU OU1 E INV=945.11INV=945.17 CO M CO M CO M CO M CO M OU OU OU OU OU UE UE UE UE UE UE UE CN D CN D CN D CN D CN D G G G G G G G G F/ O F/ O F/ O F/ O F/ O H: \ P r o j e c t s \ 1 7 0 0 0 \ 1 7 0 6 2 \ T e c h D a t a \ C A D D e s i g n \ G r a p h i c s \ 1 7 0 6 2 _ A l i n - P r o f - 2 3 1 1 1 7 . d w g : A- 1 Job # 16750 12/22/2023 - 9:01AM CSAH 116 Grade Separated Crossing Feasibility Study Three Rivers Park District Corcoran, Hennepin County, MN Figure 1 4 S T O R I E S O V E R 1 18 4 U N I T S CO U N T Y R O A D # 1 1 6 20378 953.27 PED 20379 952.82 PED 20489 958.12 CO 20490 958.01 CO 20525 949.88 PED 20556 950.08 UP OU INV=950.12 INV=949.58 20588 948.58 ANC 20589 949.00 UP OH EU B INV=948.74 INV=948.97 CO M CO M CO M CO M CO M CO M OU OU OU OU OU UE UE UE UE UE UE UE CO M CN D CN D CN D CN D CN D G G G G G G G F/ O F/ O F/ O F/ O F/ O F/ O H: \ P r o j e c t s \ 1 7 0 0 0 \ 1 7 0 6 2 \ T e c h D a t a \ C A D D e s i g n \ G r a p h i c s \ 1 7 0 6 2 _ A l i n - P r o f - 2 3 1 1 1 7 . d w g : A- 2 Job # 16750 12/21/2023 - 3:39PM CSAH 116 Grade Separated Crossing Feasibility Study Three Rivers Park District Corcoran, Hennepin County, MN Figure 2 8'-0"12'-0"VAR.12'-0"8'-0" SHLD.SHLD.LANE MED.LANE CONC. BARRIER MOMEN SLAB W/ ABUTMENT CAST-IN-PLACE PANEL APPROACH 6 ' - 0 " 6 ' - 0 " 1:25 1:25 5' - 0 " 5' - 0 "< TRAIL END SECTION `68'-0" PRECAST BARREL SECTIONSPRECAST CONC. 14'x10' BOX CULVERT (PMBW) W/ FENCE WALLFRONT FACE RET. (PMBW) W/ FENCE WALLFRONT FACE RET. 1:25 1:25 0 10 20 FEETSCALE R=80.0' GENERAL PLAN CONC. MOMENT SLAB CONC. BARRIER & WINGWALLS CONC. ABUTMENT CONC. FOOTING CONC. APPROACH PANEL SHLD.SHLD.LANE LANE 8'-0"12'-0"VAR.12'-0"8'-6" TOP OF TRAIL TOP OF TRAIL GENERAL ELEVATION END SECTION PRECAST CONC. CULVERT BARRELS PRECAST CONC. BOX GROUNDLINE PROPOSED (BOX CULVERT) WINGWALL (TYP.) CAST-IN-PLACE GUARDRAIL (TYP.) GENERAL ELEVATION (ABUTMENT) BARRIER TOP OF CONC. & MOMENT SLAB (TYP.) TOP OF CONC. WINGWALL & MOMENT SLAB (TYP.) TOP OF CONC. ABUTMENT 9 " C O P I N G SYSTEM TEXTURE & COLOR ARCHITECTURAL CONC. 1: 2 M A X. 1:2 MAX. PANEL CONC. APPROACH 14'-0" 1 0 ' - 0 " `30'-0" WINGWALL`28'-0" ABUTMENT`30'-0" WINGWALL $ D G N $ $DATE$ Job #17062 Figure B1 for Three Rivers Park District In the City of Corcoran, Hennepin County, Minnesota Hennepin County CSAH 116 Trail Underpass - General Plan & Elevations DATE:January 25,2024 -UPDATED TO:City of Corcoran FROM:Josh McKinney,PLA,Measure Group SUBJECT:Hope Community Development -Preliminary Plat &PUD Narrative Applicants:Hope Community Church Brian &Jacque Lother Corcoran Investments,LLC Civil Engineer:Sambatek,Mark Anderson,PE Proposal: The applicants respectfully submit the enclosed application for Preliminary Plat &Preliminary Planned Unit Development for approximately 40 acres of development located in the Northwest corner of County Road 30 &County Road 116. When Hope Community Church purchased this land over 20 years ago,their vision was to create a campus which would someday provide housing for seniors,and create a community center which would provide opportunities for commercial and medical tenants consistent with the mission of the Church. The proposed plan would provide places for people of multiple age groups to live,work,dine, and worship while being respectful of our neighbors and seeking to be a contributor toward the aspirational goals the City has set forth in multiple planning efforts. Once fully constructed,this plan would provide a variety of housing types and densities,as well as commercial,retail,and medical office space. Below is a detailed description of the development,how we propose to meet the needs of multiple user groups,and fit into the existing context while planning for the future. Attachments: Applications Preliminary PUD Plan Documents Parking Study Neighborhood Meeting Summary Phasing Plan Architectural Exhibits 1 Hope Community Development January 25,2024 Proposed Uses : Multifamily Housing ●Multifamily housing is proposed in two different locations within the site plan. ●There is significant demand for this type of housing in Corcoran caused by several factors such as home affordability and shifting preferences of multiple demographics choosing to rent vs.own. ●The proposed buildings would be 4 stories with flat roofs to lower the visual profile of the buildings.Numerous examples of this proposed use are found in nearby communities. ●The proposed buildings would incorporate indoor amenities such as community rooms,work from home spaces,coffee bars,golf simulators,game rooms,and party/ community rooms.Typical exterior amenities found in modern apartments may include a swimming pool,grill stations,firepits,pergolas,bocce courts,putting greens, and a roof deck for gatherings. ●This use is consistent with the Mixed Use guidance for the property found in the Corcoran 2040 Comprehensive Plan. ●Operationally,Market Rate apartments typically run a credit and background check for all residents.These buildings will be access restricted with Key Fobs,and have closed circuit monitoring of their facilities. ●Parking has been provided at a rate that exceeds the market. Senior Living ●Senior Living is a core component to this development.Developing Senior Living Facilities consistent with the mission of Hope Church,but also is a use that is underbuilt both in Corcoran and the west Metro given what some demographers call the “Silver Tsunami”of aging Baby Boomers reaching retirement age and in need of care.This need has been both exposed and exacerbated by the Covid 19 pandemic. ●The proposed senior living facility will provide a full continuum of care,including independent living,assisted living,memory care,and hospice. ●Modern senior living facilities include many of the same amenities found within the multifamily buildings mentioned above.In addition,there are amenities which cater specifically to senior and non ambulatory populations such as playing card rooms, barber shops,club rooms,and dining facilities. ●A tunnel is proposed to connect the church with this structure to allow for access in inclement weather. ●Any necessary overflow parking can be accommodated by sharing the existing church parking lot.We anticipate this might be where employees of the facility would park as well. 55+Active Senior Living ●Active Senior Living is intended to serve as a transition from home ownership to a facility which provides more healthcare to its residents. ●Often seniors would prefer to live with people of similar ages when they transition from owning a home to a rental community. 2 Hope Community Development January 25,2024 ●Amenities are similar to a non age restricted multifamily building,but are catered to active seniors with amenities such as Pickleball courts. ●We have included tandem parking stalls in the event that two parking spaces for a unit are desired. Senior Villas ●The Senior Villas Shown on the proposed plan would serve as another housing option for seniors as an ownership option which allows for less maintenance and a single level living. ●These villas will be owner occupied. ●These Villas would have a two stall garage and driveway parking. Row Townhomes ●Row Townhomes are an important part of what urban planners call the “Missing Middle housing”.These homes will serve as a transition for younger residents to move up into larger single family homes,as well as seniors looking for a smaller home which is more easily maintained. ●Garages will be loaded from an interior street or private drive.These garages would be 2 stalls,with driveway space for 2 additional stalls.Two areas are available for additional guest parking,totaling 8 additional stalls.These driveways would be at least 20 feet in length to avoid cars impacting sidewalk circulation. Commercial/Retail ●With the anticipated growth of Corcoran over the next several years comes the need for high quality,well located commercial and retail options.This plan provides those options with the required traffic counts and visibility for those uses to thrive. ●Potential users for this space would be a small format grocery store,coffee shops, restaurants along with community services such as barbers,banks,pharmacies,child care facilities,etc. ●While Maple Grove is a regional hub for retail and commercial space,the need for retail to serve the more localized area will become more important with the anticipated growth of the surrounding community. Medical Office ●A medical office use is consistent with the mission of the church and a focus on healing.This use is in high demand as healthcare decentralizes from large hospital campuses and instead locates specialists within medical office buildings with multiple users. ●Examples of this type of use are numerous throughout the northwest metro,including Twin Cities Orthopedic,Ridgeview,and Park Nicolett as major users. 3 Hope Community Development January 25,2024 Water Tower Site ●Hope Community Church has sold land to the City of Corcoran to construct a water tower located within the existing church site.This site is approximately 1.2 acres. Cemetery Expansion ●Hope Community Church owns an existing cemetery.Additional capacity is desired to facilitate future use for members of the community. Existing Church Use ●Hope Community Church is approximately 30,000 Square feet of worship space,office space,classrooms,and flex space.The Church has been a part of the community for over 20 years. Architecture: All buildings within the project boundary will adhere to the Northeast Area standards approved by the council within the last year,along with the zoning ordinance.It is important to note that this project is preliminary in nature and no specific building designs are available for review.We are committed to working with the City. Examples of proposed architecture have been included as an exhibit with this application. Transportation: This site is well positioned within the City of Corcoran and is served by two county roads (30 & 116),both of which are planned for expansion in the future.Additionally,the site is proposed to be served with a left turn lane from County Road 116. The second access,shown on the western property line in the southern portion of the site, shows an access which was included in the Northeast District Design Guidelines and discussed at that time with Hennepin County. We are also seeking a right-in access from southbound 116 to better serve the commercial area.This request has been submitted to the County for review. Trails: The Diamond Lake Regional Trail will bisect the property.A proposed alignment is indicated on the plan and coordination with the Three Rivers Park District is ongoing to determine specifically which side of Hunters Ridge the trail will be on.The Parks and Trails Commission preferred a mid-block crossing at the tunnel location,with the trail located on the north side of the road.Discussions with Three Rivers Parks are ongoing. Utilities : This site is in a unique position of housing the first water tower proposed in the City of Corcoran.Additionally,the water treatment facility is located directly to the north east of the site area. 4 Hope Community Development January 25,2024 Hope Community Church has worked with the City of Corcoran as a partner to site the water tower,and will continue to do so as it relates to the routing of utility lines to serve both the project area as well as our neighbors. Trunk water and trunk sanitary lines are shown routed through the site.Stormwater infrastructure will be provided to meet the City and Watershed Requirements Enhanced Landscaping/Screening: Our team has included “Enhanced Landscaping Areas”on areas of the plan where a setback reduction is requested from the county roads. Multifamily lots “A”and “F”landscape requirement trees were consolidated in conjunction with enhanced screening requirements to provide the maximum amount of building screening. Additionally,areas where the rowhomes and villas abut existing property owners have been provided with additional overstory and understory buffering using mostly native plant varieties. The areas with commercial uses require a different approach.Commercial users desire views into the site to allow for visibility of signage in retail locations.Our plan attempts to strike a balance of buffering and visibility into the site.We understand that additional screening will be required to buffer the drive thru uses from the public ROW. Signage Like any successful mixed use development,visibility and signage is important.Our team has prepared a signage plan that we feel is consistent with other quality commercial developments in the metro.Additionally,some commercial/medical users may also wish to have signage on the building facade. Buffering &Neighboring Uses : Creating a sense of community is important to the applicants.Great care was given to maintaining and enhancing vegetative buffers to reduce impacts to neighboring properties. In addition to utilizing plant material,the intensity of the proposed uses is greatly reduced near the property boundaries with residential uses.For example,a step down in intensity is shown with the 1 story senior villas near the northern property boundary ,in conjunction with the significant treeline in that area. The property to the west of the Hope Community Church site is guided as “Mixed Residential” which made the multifamily building located in that area feel appropriate,given that a similar use on the other side of that access point is possible in the future. Where appropriate,we include 6 foot privacy fencing to further enhance buffers to our neighbors. 5 Hope Community Development January 25,2024 Conformance with Previous Planning Efforts : The majority of this site is currently guided as Mixed Use in the 2040 Comprehensive Plan.The area with Senior Villas,55+Active Senior,and Senior Living uses is currently platted with the Church and is guided as Public/Semi-Public.A Comprehensive Plan amendment will be required to accommodate those uses. The project also referenced the Northeast District Plan and Design Guidelines while planning our transportation and trail locations.Those guidelines will continue to provide shape to the plan as this evolves with specific end users. Additionally,our team anticipates a significant amount of space designed for gathering and amenities,and plan for solar and electrical vehicles while developing individual site plans. Phasing: While the market will ultimately drive the phasing of the project,our team has prepared an exhibit for what we believe a realistic phasing plan might be.We believe that multifamily and senior housing will ultimately lead this development due to current market conditions,and utility availability. From that point we expect the retail and commercial spaces would begin to develop, followed by/or along with subsequent housing phases.See exhibit for a visual representation of this plan. We anticipate that the first building permits would likely be pulled in early 2025,however grading and utility work would commence this summer/fall.We do not anticipate permits to be pulled without watermain and sanitary sewer in place and operational. Nature of PUD Request : Our team understands a Planned Unit Development is meant to exchange flexibility for community benefit.We have made significant efforts to meet or exceed City standards, however in some areas we are challenged dimensionally due to the nature of the site.In others,we are seeking to develop in ways that are not yet considered as a part of the City of Corcoran Ordinances.We request a PUD to remediate/allow for the following: 1.Deviation in lot square footage standards for the Villa Units.These units are specifically designed to cater to seniors seeking lower maintenance,single story living. 2.Setback reduction for Multifamily and commercial buildings along County Road 116 and County Road 30.We feel this flexibility is reasonable because we would be meeting the 60’setback requirement but for the 10’foot of additional ROW being dedicated on both of those frontages.As directed by code,enhanced landscaping has been provided in the Areas of the Multifamily buildings,which are taller in height. We anticipate these buildings would be between 40 and 50’in height. 3.Joint Parking /Parking reductions per a 3rd party review of parking throughout the project area.This is requested to reduce empty/unused stalls. 4.Allowance of Townhomes in a Mixed Use district.We would like to lower the density nearest the existing residents to the extent practicable within the existing comprehensive planning guidance of the parcel. 6 Hope Community Development January 25,2024 5.Allow flexibility in density across the site area.For example,we can shift some of the available density from the townhome site to the multifamily tracts,effectively stepping down the intensity in certain areas of the site,while increasing the intensity in others. The current densities are identified on the site plan sheet. 6.Flexibility to shift required landscape material from inner portions of the site to allow for improved buffering at the edges of the site.We would like to maintain open view to wetlands and aesthetically pleasing areas,as well as preserve view corridors to the commercial areas to maintain a viable commercial area at the hard corner of our site. 7.Relief from ordinance 1040.135 which requires a grade separation on all housing units accessing the building on the first level.The building developers may well include this into their projects,however there are several different housing types on this project and this requirement is a barrier to development. 8.Flexibility from the landscape island/parking bay spacing standards found within the Northeast District Standards.This flexibility is requested to accommodate improved pedestrian access to specific buildings through the use of landscape islands. 9.Flexibility from the restriction on drive thru lanes abutting public ROW.We would like to screen these drive through lanes with vegetation. Proposed Community Benefit: 1.We have taken great care to locate taller buildings as far away from existing homes as possible,lessening impact to existing residents. 2.Constructing an east-west connection to future development,which should allow for the existing Hunters Ridge road connection to be eliminated or reduced in importance from the existing neighborhood to any future development.This idea was well received at the neighborhood meeting. 3.Coordination with City staff/consultants to shift existing ROW to allow for more economical construction of the water utility lines. 4.Improvement of existing drainage conditions for neighbors to the south of the project area through stormwater routing through the project area. 5.Establishment of a significant tax base to serve Corcoran and its residents well into the future. 6.Providing a trail easement in excess of 20 feet. 7 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 : 1 0 : 3 6 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 1 - T I T L E . D W G :C1 . 0 1 T I T L E S H E E T © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 1 01/12/2024 EJC MA MA City Resubmittal 1 DEVELOPER/OWNER HOPE COMMUNITY CHURCH TEL 612-685-4970 EMAIL: BLOTHER@COMCAST.NET CONTACT: BRIAN LOTHER CIVIL ENGINEER SAMBATEK 12800 WHITEWATER DRIVE, SUITE 300 MINNETONKA, MN 55343 TEL 763-476-6010 EMAIL: MANDERSON@SAMBATEK.COM CONTACT: MARK ANDERSON, PE LANDSCAPE ARCHITECT SAMBATEK 12800 WHITEWATER DRIVE, SUITE 300 MINNETONKA, MN 55343 TEL 763-476-6010 EMAIL: JWORKMAN@SAMBATEK.COM CONTACT: JOHN WORKMAN SURVEYOR SAMBATEK 12800 WHITEWATER DRIVE, SUITE 300 MINNETONKA, MN 55343 TEL 763-476-6010 EMAIL: MSALO@SAMBATEK.COM CONTACT: MARK SALO, RLS Preliminary PUD Plans Hope Community Church Development Project Hope Community Church Corcoran, Minnesota Presented by: VICINITY MAP N.T.S. CONSULTANT CONTACT LIST:SHEET INDEX Sheet Number Sheet Title C1.01 TITLE SHEET C2.01 EXISTING CONDITIONS C2.01 PRELIMINARY PLAT C3.01 SITE PLAN C3.02 SITE PLAN - AERIAL C3.03 TRAVEL ROUTE C3.04 SIGNAGE DETAILS C4.01 GRADING PLAN C5.01 PHASE 2 EROSION CONTROL PLAN C6.01 UTILITY PLAN C6.02 STORM SEWER PLAN C9.01 DETAILS L0.01 TREE INVENTORY L0.02 TREE REMOVALS LIST L1.01 LANDSCAPE PLAN L1.02 PLANT SCHEDULES LSI SITE LIGHTING PLAN 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 : 1 0 : 3 6 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 1 - T I T L E . D W G :C1 . 0 1 T I T L E S H E E T TITLE SHEET C1.01 BM NO. 1 MNDOT GSID STATION #11498 "MAMA MNDT" ELEV.=938.558 BM NO. 2 STORM MH RIM - NORTH OF CHURCH BUILDING - 12.08' FROM BACK OF CURB IN TURN AROUND LANE ELEV.=954.57 NO SCALE SITE CITY ENGINEER'S ASSOCIATION OF MINNESOTA STANDARD SPECIFICATIONS (2013) MNDOT STANDARD SPECIFICATIONS FOR CONSTRUCTION (2018 EDITION) 94 116 BENCHMARKS GOVERNING SPECIFICATIONS for 30 117 101 COUNTY ROAD NO. 116 CO U N T Y R O A D N O . 3 0 50 50 50 50 50 50 O S W A L D F A R M R O A D 30 OSWALD FARM RO A D OS W A L D F A R M R O A D HU N T E R S R I D G E HU N T E R S R I D G E HUNT E R S R I D G E COUNTY ROAD NO. 116 BL O C K 1 LO T 1 OU T L O T A BL O C K 1 LO T 1 10 10 10 10 10 10 1 0 10 307 28 DR A I N A G E A N D U T I L I T Y E A S M E N T P E R P L A T O F H O P E P L A C E DR A I N A G E A N D U T I L I T Y E A S M E N T P E R P L A T O F H O P E P L A C E DR A I N A G E A N D U T I L I T Y E A S M E N T P E R P L A T O F H O P E P L A C E DR A I N A G E A N D U T I L I T Y E A S M E N T P E R P L A T O F H O P E P L A C E DR A I N A G E A N D U T I L I T Y E A S M E N T P E R P L A T O F H O P E P L A C E 10 10 10 10 3 0 3 0 30 OU T L O T C 20 DR I V E W A Y E A S E M E N T P E R D O C N O . 1 0 9 6 1 2 8 8 PA R C E L 3 PA R C E L 2 PA R C E L 1 PA R C E L 4 EAST LINE OF THE SE 1/4, OF THE NE 1/4, SECTION 11, TOWNSHIP 119, RANGE 23 SO U T H L I N E O F T H E S E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 WEST LINE OF THE SE 1/4, OF THE NE 1/4, SECTION 11, TOWNSHIP 119, RANGE 23 NO R T H L I N E O F T H E S E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 SO U T H L I N E O F T H E N E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 WE S T L I N E O F T H E N E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 EAST LINE OF THE NE 1/4, OF THE NE 1/4, SECTION 11, TOWNSHIP 119, RANGE 23 EA S T Q U A R T E R C O R N E R O F SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 FO U N D C A S T I R O N M O N U M E N T 798.12 768.02 FN D I P 1 / 2 " OP E N T I P P E D FN D I P 1 / 2 " O P E N FN D I P CA P P E D 2 4 9 9 2 FN D I P CA P P E D 2 4 9 9 2 17 . 2 0.44. 4 0.4 6. 3 17.7 0. 4 15.6 3. 0 14.625 . 2 7.04. 96.91. 2 33.5 16 . 0 12.015 . 8 12.214.3 22 . 1 14.322 . 1 N01°10'16"E 375.52 N8 9 ° 1 1 ' 0 7 " W 1 1 1 0 . 4 8 L =1 81.1 6 R = 11 5 0 9 .1 6 Δ = 0 ° 5 4 ' 0 7 " S8 9 ° 0 9 ' 4 2 " E 5 2 3 . 8 9 L = 2 4 6 . 4 2 R = 2 7 4 . 5 5 Δ = 5 1 ° 2 5 ' 2 9 " N 3 9 ° 2 4 ' 4 9 " E 4 2 4 . 6 0 L=181.92R=259.86 Δ=40°06'41" L =139.92R=199.86 Δ=40°06'41" N00°41'52"W 225.36 S00°41'52"E 225.32 R=569.99 L=63.27 Δ=6°21'35" R=509.99 L=56.61 Δ=6°21'35" N05°37'44"E 150.7 7 S05°37'44"W 150. 7 7 L=162.67 R=230.15 Δ=4 0°2 9 '5 2 " L=253.8 9 R = 1 7 0 . 1 5 Δ = 8 5 ° 2 9 ' 4 3 " S8 8 ° 5 2 ' 3 3 " E 58 . 8 4 S01°07'29"W 1566.14 L = 1 4 6 . 1 9 R = 2 1 4 . 5 5 Δ = 3 9 ° 0 2 ' 21 " S 3 9 ° 2 4 ' 4 9 " W 4 2 4 . 6 0 N01°10'16"E 1346.69 S8 2 ° 2 1 ' 3 1 " E 6 6 3 . 7 3 N20° 0 9 ' 1 1 " E 3 5 0 . 2 6 Δ =3 0 °0 2 '4 6" R =2 1 6 .9 9 L =1 1 3 .7 9 S23°4 5 ' 3 7 " E 2 4 7 . 2 0 R =2 6 4 .9 3 Δ =1 3 °4 3 '2 0 " L =6 3 .4 5 N00°24'16"E 122.46 S8 8 ° 1 4 ' 4 3 " E 2 6 9 . 4 5 N8 9 ° 3 7 ' 1 9 " E 2 8 0 . 1 1 S01°07'29"W 614.03 L =2 1 9 .6 4 R =2 76.9 9 Δ =4 5°25'58" N23°4 5 ' 3 7 " W 2 4 7 . 2 0 L=232.90 R=204.9 3 Δ =6 5°0 6'5 6 " N8 8 ° 5 2 ' 3 3 " W 10 0 . 0 0 N8 8 ° 5 2 ' 3 3 " W 2 9 7 . 9 8 4 1 2 . 0 6 1 2 . 5 4 68 . 9 5.2 19 . 8 4 . 3 20.6 1 . 4 3.6 5. 4 19.8 4. 012.3 1 . 9 7.5 1. 80.9 21.85.0 21.9 21 . 9 17.64.0 2 1 . 1 3.9 17.6 21 . 9 22.0 5.022.6 0.7 1.9 8.2 2 . 1 12.4 4 . 1 19.9 3. 6 25.4 5 . 3 19.5 4. 7 45.9 3. 8 23.0 4 9 . 1 28. 8 28 . 4 31 . 3 28. 6 30 30 30 30 RO A D C R O S S E S I N T O P R O P E R T Y A N D DR A I N A G E A N D U T I L I T Y E A S E M E N T (S U R V E Y N O T E # 4 ) 49.4 66 . 2 49.8 65 . 9 COU R T Y A R D PER A E R I A L WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 EX I S T I N G B U I L D I N G S 950 9 5 0 95 5 955 9 4 7 9 4 8 949 949 9 4 9 949 9 4 9 9 5 1 951 9 5 2 952 9 5 3 953 95 4 954 945 9 5 0 950 9 5 0 94 6 9 4 7 9 4 8 9 4 9 95 1 951 9 5 1 95 0 9 4 6 94 7 9 4 8 94 9 95 1 95 2 945 950 946 947 948 949 951 952 952 952 9 5 0 9 5 5 9 4 6 94 7 94 8 9 4 9 9 5 1 9 5 2 9 5 3 954 9 4 5 9 5 0 9 4 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 94 9 955 953 95 3 954 954 956 957 955 95 3 953 954 956 957 955 954 945 950 942 943 944 9 4 6 9 4 7 9 4 8 949 951 95 2 9 4 0 94 5 9 3 9 94 1 94 2 94 3 94 4 94 6 947 9 4 8 946 9 4 7 948 945 946 947 948 945 94 5 94 4 944 94 6 946 947 94 6 94 7 9 4 5 9 5 0 9 4 4 9 4 6 9 4 7 9 4 8 9 4 9 951 952 950 951 951 952 952 953 95 3 945 95 0 950 950 946 947 94 8 94 9 951 951 951 952 952 953 953 954 954 9 4 5 94 5 945 942 943 944 946 946 94 6 94 7 94 7 94 7 94 8 94 8 94 9 949949 949 940 936 93 793 893 9 9 4 1 945 950 955 943 944 946 947 948 949 95195 295 395 4 956 957 9 5 8 9 5 0 946 94 7 94 8 94 9 9 5 1 9 5 2 9 5 3 9 5 4 945 94 5 9 5 0 9 4 4 94 4 94 6 94 6 94 7 94 7 94 8 9 4 8 9 4 9 94 3 9 4 4 9 4 0 940 93 8 939 945 950 946 947 948 949 951 952 953 9 5 5 9 5 3 9 5 4 955 951 9 5 1 95 1 9 5 1 952 9 5 3 953 953 9 5 4 954 954 956 95 0 955 9 4 6 94 7 94 8 94 9 951 951 95 1 952 952 952 95 2 9 5 3 953 953954 950 951 9 5 2 952 953 950 949 935940 9 4 5 93293393493693793893994194294394 4946947948 945 950 9 5 0 94 3 944 946 947 948 949 95 1 95 1 945 950 942 943 944 946 947 948 949 945 950 941 942 943 944 94 6 947 948 949 94 5 9 4 4 9 4 6 9 4 7 948 945 942943944 94 6 94 7 94 8 9 4 9 949 94 9 925 93093 5 94 0 9 4 5 92692792892 993 1 93 2 93 3 93 4 93 6 93 793893 994194294 3 94 4 9 4 6 94 7 948 9 4 8 948 9 5 1 95 1 9 5 2 9 5 2 9 5 2 95 2 9 5 3 95 3 9 5 3 9 5 4 9 5 4 95 4 95 0 95 5 96 0 94 6 94 7 94 8 94 9 95 1 952 95395 4 95 6 95 7 95 8 959 96 1 N8 9 ° 0 9 ' 4 2 " W 2 2 9 . 0 6 N00°43'18"E 182.02 N44°55'08"E 110.76 S4 4 ° 5 7 ' 2 2 " E 3 6 8 . 0 2 S37° 2 8 ' 5 6 " E 1 3 6 . 9 6 IE : 9 4 7 . 5 1 RE : 9 4 8 . 6 8 IE : 9 4 5 . 7 3 IE : 9 4 6 . 6 0 12" CMP RE : 9 4 8 . 5 1 IE : 9 4 5 . 3 9 N E IE : 9 4 5 . 2 9 W IE : 9 4 5 . 2 0 S E * 1 2 " R C P 12" R C P 12" R C P RE : 9 4 8 . 5 9 IE : 9 4 5 . 2 9 N W * IE : 9 4 5 . 7 0 S E * 12" D R A I N T I L E A P P R O X I M A T E L O C A T I O N (P E R P L A N ) (PE R P L A N ) (PER P L A N ) (P E R P L A N ) (P E R P L A N ) 30 SCALE IN FEET 0 12060 NORTH Parcel 1: Lot 1, Block 1, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 2: Lot 1, Block 2, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 3: Outlot A, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Parcel 4: Outlot C, Serenity Meadows, according to the recorded plat thereof, Hennepin County, Minnesota. (Abstract Property) The lands surveyed, shown, and described hereon are the same lands as described in the title commitment provided by Old Republic National Title Insurance Company, Commitment No. 67161, dated September 21st, 2022. DESCRIPTION 1.Subject property's addresses and property identification numbers are as follows: Parcel 1: 11-119-23-14-0003, 19904 Oswald Farm Road Parcel 2: 11-119-23-14-0004, 19951 Oswald Farm Road Parcel 3: 11-119-23-14-0005, Address Unassigned Parcel 4: 11-119-23-11-0012, Address Unassigned 2.The gross area of the subject property is 54.150 Acres or 2,358,793 Square Feet. Parcel 1: 4.077 Acres or 177,611 Square Feet Parcel 2: 28.968 Acres or 1,261,844 Square Feet Parcel 3:15.709 Acres or 684,304 Square Feet Parcel 4: 5.396 Acres or 235,034 Square Feet 3.The subject property is zoned as follows per zoning map on the City of Corcoran website adopted June 2011 and updated September 2020. Parcels 1, 3, and 4: General Mixed Use (GMU) Parcel 2:Public/Institutional (P-I) 4.The building(s) and exterior dimensions of the outside wall at ground level are shown on the survey. It may not be the foundation wall. PROPERTY SUMMARY 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 0 : 5 9 : 3 6 A M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 2 - E X C N D . D W G :C2 . 0 1 E X I S T I N G C O N D I T I O N S EXISTING CONDITIONS C2.01 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 0 : 5 9 : 3 6 A M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 2 - E X C N D . D W G :C2 . 0 1 E X I S T I N G C O N D I T I O N S © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 Mark R. Salo 1/12/2024 43933 1 1/12/2024 City Resubmittal 54.0 9 36.0 9 62.4 7 197. 6 2 O S W A L D F A R M R O A D OS W A L D F A R M R O A D HUNTE R S R I D G E EAST LINE OF THE SE 1/4, OF THE NE 1/4, SECTION 11, TOWNSHIP 119, RANGE 23 SO U T H L I N E O F T H E S E 1 / 4 , O F T H E N E 1 / 4 , SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 WEST LINE OF THE SE 1/4, OF THE NE 1/4, SECTION 11, TOWNSHIP 119, RANGE 23 EAST LINE OF THE NE 1/4, OF THE NE 1/4, SECTION 11, TOWNSHIP 119, RANGE 23 EA S T Q U A R T E R C O R N E R O F SE C T I O N 1 1 , T O W N S H I P 1 1 9 , R A N G E 2 3 FO U N D C A S T I R O N M O N U M E N T WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 HO P E W A Y OSWALD FARM ROAD HO P E W A Y S01°07'29"W 646.07 S 3 9 ° 2 4 ' 4 9 " W 3 5 8 . 2 3 L = 1 4 6 . 1 9 Δ = 3 9 ° 0 2 ' 2 1 " N8 9 ° 0 9 ' 4 2 " W 2 2 9 . 0 6 375.52 60.00 746.89 N01°10'16"E 1782.21 132.56 S10°32'4 6 " W 1 3 4 . 9 7 S09°15'49 " W 1 3 6 . 1 9 S07°58'51" W 1 3 6 . 4 0 S06°41'53"W 1 3 5 . 6 0 S05°24'56"W 13 3 . 8 0 S04°07'58"W 130.9 8 N02°51'00"E 127.14 N01°34'03"E 122.27 S00°17'05"W 116.37 S00°59'52"E 109.41 N02°16'50"W 101.38 N01°06'40"E 74.56 S01°05'28"W 124.00 S01°05'28"W 124.00 S01°05'28"W 124.00 S01°05'28"W 124.00 S8 8 ° 5 2 ' 3 3 " E 2 5 8 . 5 8 N 6 6 ° 1 4 ' 2 3 " E 1 9 3 . 6 1 N 6 6 ° 1 4 ' 2 3 " E 2 0 9 . 5 5 N 6 6 ° 1 4 ' 2 3 " E 1 6 6 . 2 2 S8 2 ° 2 1 ' 3 1 " E 6 6 3 . 7 3 45 . 1 6 44 . 8 8 44 . 9 9 45 . 1 2 2.71 66 . 1 9 S01°07'29"W 35.28 S23°45 ' 3 7 " E 2 1 6 . 2 3 89.81 45.00 45.00 N20° 0 9 ' 1 1 " E 3 5 0 . 2 6 33.72 L =2 1 9 .6 4 R =2 7 6.9 9 Δ =4 5°25'58" N23°45 ' 3 7 " W 2 1 6 . 2 3 R =2 6 5.0 0 Δ =2 4 °5 3 '0 6 " L =1 1 5 .1 0S01°07'29"W 35.28 N8 8 ° 5 2 ' 3 3 " W 2 6 4 . 3 3 N8 8 ° 5 2 ' 3 3 " W 2 6 4 . 3 3 Δ =3 0 °0 2 '4 6 " R =2 1 6 .9 9 L =1 1 3 .7 9 N00°24'16"E 122.46 S8 8 ° 1 4 ' 4 3 " E 2 6 9 . 4 5 N8 9 ° 3 7 ' 1 9 " E 2 8 0 . 1 1 S01°07'29"W 2240.17 908.33 201.59 456.22 N8 8 ° 5 0 ' 1 7 " W 1 7 0 . 3 6 N01°06'22"E 201.43 S8 8 ° 5 3 ' 3 8 " E 1 7 0 . 4 2 16 4 . 6 5 5. 7 7 N44 ° 1 0 ' 1 1 " W 1 8 8 . 1 6 S01°07'29"W 646.07 L = 177.09 R=265.00 Δ=38°17'20" C2 C3 C4 C5 C6 C7 C8 C9 C1 0 C1 1 C1 2 C 1 3 C 1 4 C1 5 43 . 6 1 44 . 8 8 45 . 1 2 44 . 9 9 77 . 5 1 57 . 4 1 45 . 9 8 46 . 3 0 12 9 . 4 8 45 . 0 6 45 . 0 1 45 . 0 1 45 . 0 6 80 . 2 4 S45 ° 0 1 ' 5 4 " E 2 6 6 . 7 2 S46 ° 3 0 ' 4 6 " E 77 . 4 6 N89°24'22"E 17.36 N 4 4 ° 5 6 ' 1 6 " E 1 6 8 . 1 0 S44 ° 5 0 ' 4 5 " E 1 1 5 . 0 0 S 4 5 ° 0 1 ' 4 1 " W 1 9 6 . 1 8 S01°08'20"W 147.56 N 8 1 ° 4 2 ' 0 7 " E 4 5 2 . 6 4 N 6 5 ° 0 6 ' 3 9 " E 1 8 4 . 5 5 N01°10'16"E 374.89 S8 9 ° 0 9 ' 4 2 " E 4 6 3 . 8 9 L = 2 4 6 . 4 2 R = 2 7 4 . 5 5 Δ = 5 1 ° 2 5 ' 2 9 " N00°46'31"E 174.59 S8 9 ° 2 8 ' 0 9 " E 1 4 1 . 8 5 N9 0 ° 0 0 ' 0 0 " E 1 3 6 . 5 5 S00°00'00"E 177.25 S00°46'31"W 406.37 S44 ° 0 3 ' 3 6 " E 40 . 8 5 S00°46'31"W 375.95 L = 2 9 . 2 4 Δ = 6 ° 0 6 ' 0 7" L = 1 5 7 . 3 1 Δ = 3 2 ° 4 9 ' 4 4 " N 3 9 ° 2 4 ' 4 9 " E 3 5 8 . 2 3 L=60.80 Δ =16°59'34" L=76.20Δ=21°17'46" L=135.81Δ=29°21'50" L = 4 1.2 8 Δ = 8°5 5'30" 37 4 . 5 1 L =121.15 Δ = 0 °36 '11" L =1 81.1 6 R =11 5 0 9.16 Δ = 0 ° 5 4'0 7 " N8 9 ° 1 1 ' 0 7 " W 1 1 1 0 . 4 8 77 . 0 0 17 2 . 2 1 28 0 . 7 9 19 5 . 9 7 1 2 1 2 3 4 5 6 7 8 9 1 1 4 5 C2 C3 C4 C5 C6 C7 C8 C9 C10 C11 C12 C13 C14 C15 7 654 8 9 L2 L3 L4 L5 L6 L7 L8 L9L10 L 1 1 L12 L 1 3 L14 L 1 5 L16 L 1 7 L18 L1 9 L20 L2 1 L22 L2 3 L24 L2 5 Line Table Line # L2 L3 L4 L5 L6 L7 L8 L9 L10 L11 L12 L13 L14 L15 L16 L17 L18 L19 L20 L21 L22 L23 L24 L25 Length 64.00 30.00 64.00 30.00 64.00 30.00 64.00 30.00 30.00 64.00 30.00 64.00 30.00 64.00 30.00 64.00 30.00 64.00 30.00 64.00 30.00 64.00 30.00 64.00 Direction S78°00'13"E S11°59'47"W N78°00'13"W N11°59'47"E S78°00'13"E N11°59'47"E N78°00'13"W S11°59'47"W S7°19'43"E N82°40'17"E N7°19'43"W S82°40'17"W S7°19'43"E S82°40'17"W N7°19'43"W N82°40'17"E S10°36'54"W S79°23'06"E N10°36'54"E N79°23'06"W N10°36'54"E N79°23'06"W S10°36'54"W S79°23'06"E 10.00 10.00 10.00 10.00 10.00 10.00 R=2 0 5 .0 0 Δ =2 4 °5 3 '0 6 "L =8 9 .0 4 3 N8 8 ° 5 2 ' 3 3 " W 2 5 5 . 6 9 N8 8 ° 5 2 ' 3 3 " W 2 5 5 . 6 9 L =6 52.41 R =2206.77 Δ=16°56'21" L = 6 4 5.2 5 R =21 4 6.77 Δ=17°13'16" R= 4 2 0 . 0 0 Δ = 6 ° 5 4 ' 2 1 " L= 5 0 . 6 2 R= 4 80 . 0 0 Δ = 6 ° 5 4 ' 2 1 " L = 5 7 . 8 5 S01°07'31"W 205.00 N01°07'31"E 205.00 S01°07'31"W 205.00 N01°07'31"E 205.00 S8 8 ° 5 4 ' 1 1 " E 1 0 6 . 0 0 N8 8 ° 5 4 ' 1 1 " W 1 0 6 . 0 0 N01°07'31"E 205.00 S01°07'31"W 205.00 S23°45 ' 3 7 " E 2 0 5 . 0 0 N23°45 ' 3 7 " W 2 0 5 . 0 0 N7 6 ° 5 7 ' 3 2 " W 8 2 . 0 0 S7 6 ° 5 7 ' 3 2 " E 8 2 . 0 0 N7 6 ° 5 7 ' 3 2 " W 1 0 6 . 0 0 S7 6 ° 5 7 ' 3 2 " E 1 0 6 . 0 0 N7 6 ° 5 7 ' 3 2 " W 2 0 5 . 0 0 S7 6 ° 5 7 ' 3 2 " E 2 0 5 . 0 0 N8 8 ° 5 2 ' 2 9 " W 4 9 . 0 0 S8 8 ° 5 2 ' 2 9 " E 4 9 . 0 0 N8 8 ° 5 2 ' 2 9 " W 4 9 . 0 0 S8 8 ° 5 2 ' 2 9 " E 4 9 . 0 0 N8 8 ° 5 2 ' 2 9 " W 4 9 . 0 0 S01°05'49"W 47.00 N01°05'49"E 47.00 S 6 6 ° 1 4 ' 2 3 " W 4 9 . 0 0 N 6 6 ° 1 4 ' 2 3 " E 4 9 . 0 0 N13°02 ' 2 8 " E 49.00 S13°02' 2 8 " W 49.00 S13°02' 2 8 " W 47.00 N13°02 ' 2 8 " E 47.00 S13°02 ' 2 8 " W 47.00 N13°02 ' 2 8 " E 47.00 L=281.95 R=2206.77 Δ=7°19'14" COUNTY ROAD NO. 116 COUNTY ROAD NO. 116 27 0 . 1 1 10.00 10.00 N00°43'18"E 182.02 N8 9 ° 0 9 ' 4 2 " W 2 9 4 . 4 8 N 4 4 ° 5 5 ' 0 8 " E 1 1 0 . 7 6 S44 ° 5 7 ' 2 2 " E 3 6 8 . 0 2 L =1 36.99 R=205.00 Δ=38°17'20" 1 2 3 4 5 6 78 9 2 3 RIGHT OF WAY 45 . 7 0 45 . 4 7 45 . 1 5 45 . 2 9 1 2 3 4 5 6 7 8 9 10 11 OU T L O T A 2 3 4 5 6 8 6 . 5 0 3 6 6 . 1 4 613.77 NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY I hereby certify that this plan, survey, 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. PROJECT NO.REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 : 3 7 : 4 6 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S U R V E Y \ S H E E T S \ 5 1 3 7 2 - P P L A T . D W G :PR E L I M I N A R Y P L A T © 2021 Sambatek DATE ISSUED HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 1 01/12/2024 EJC MA MA City Resubmittal 1 SCALE IN FEET 0 12060 NORTH 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 : 3 7 : 4 6 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S U R V E Y \ S H E E T S \ 5 1 3 7 2 - P P L A T . D W G :PR E L I M I N A R Y P L A T 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 : 3 7 : 4 6 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S U R V E Y \ S H E E T S \ 5 1 3 7 2 - P P L A T . D W G :PR E L I M I N A R Y P L A T PRELIMINARY PLAT C2.02 per Guaranty Commercial Title title commitment, file number 67161: Outlot A, Hope Place, according to the recorded plat thereof, Hennepin County, Minnesota. Outlot C, Serenity Meadows, according to the recorded plat thereof, Hennepin County, Minnesota. (Abstract Property) Replatted properties: Lot 1 and 2, Block 1, HOPE PLACE SECOND ADDITION, according to the recorded plat thereof, Hennepin County, Minnesota. TOTAL SITE AREA: PROPOSED RIGHT-OF-WAY: 2,471,722 S.F. 267,484 S.F. NUMBER OF LOTS: AVERAGE LOT SIZE: MINIMUM LOT SIZE: MAXIMUM LOT SIZE: 45 48,983 S.F. 1,920 S.F. 566,409 S.F. 1.THE PROPOSED NAME OF THE PLAT IS TO BE DETERMINED 2.STREET NAMES ARE SUBJECT TO APPROVAL BY THE CITY. 3.DRAINAGE AND UTILITY EASEMENTS SHALL BE PROVIDED AS REQUIRED. DRAINAGE AND UTILITY EASEMENTS WILL BE PROVIDED OVER ALL PUBLIC UTILITIES AND UP TO 1 FOOT ABOVE THE HIGH WATER LEVEL OF ALL PONDS. 4.WETLANDS SHOWN ON THE SURVEY WERE DELINEATED BY SAMBATEK ON 9/15/2022 AND LOCATED ON 9/27/2022 DESCRIPTION PROPERTY SUMMARY LOT SUMMARY DEVELOPMENT NOTES HOPE MINISTRIES PRELIMINARY PLAT 1.This survey was prepared utilizing Title Commitment No. 67161 by Old Republic National Title Insurance Company , bearing an effective date of 09/22/2022. 2.The bearing system is based on the Hennpin County coordinate system, NAD83 (1986 Adjust), with an assumed bearing of South 01 degrees 07 minutes 29 seconds West for the East line of the NE 1/4 , Section 11 , Township 119 , Range 23. 3.Field work was completed on 09/11/2022. SURVEY NOTES EJH/JJA MRS 10/09/2023 LOT AREA TAB BEING 5 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING LOT LINES, AND 10 FEET IN WIDTH, UNLESS OTHERWISE INDICATED, AND ADJOINING RIGHT-OF-WAY LINES, AS SHOWN ON THE PLAT. 10 5 5 10 DRAINAGE AND UTILITY EASEMENTS ARE SHOWN THUS: (NOT TO SCALE) Mark R. Salo 1/12/2024 43933 1 2 1 2 3 4 5 6 7 8 9 1 1 4 5 7 654 8 9 3 1 2 3 4 5 6 78 9 2 3 1 2 3 4 5 6 7 8 9 10 11 OU T L O T A 2 3 4 5 6 BL O C K 1 LO T 1 OU T L O T A BL O C K 1 LO T 1 OU T L O T C PA R C E L 3 PA R C E L 2 PA R C E L 1 PA R C E L 4 WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 20 3 8 6 96 1 . 3 9 GM >>>>>> >> UE UE UE >> EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNT E R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6 F HW L : 9 4 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 1 2 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3 F HW L : 9 4 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" 50.0' 50.0' 50 . 0 ' 50 . 0 ' 120.0' ROW 10.0' PROPOSED ROW 100.0' EXISTING ROW 15 10 9 12 10 10 2214 11 18 18 16 27 12 11 14 4 10 10 14 7 11 14 128 8 12 22 30 30 29 14 15 30 10 30 15 6.0' 5.0' 28.0' 28.0' 2 8 . 0 ' 1 0 . 0 ' 5 . 0 ' 1 0 . 0 ' 5 . 0 ' 5.0' 6.0' 36.0' 6.0' 5.0' 5' TRAIL EASEMENT 15:1 TAPER ON TURN LANE 55:1 TAPER ON THRU LANE 12' LANES 300' TURN LANE W/ 180' TAPER R30 . 0 ' R30 . 0 ' 55:1 TAPER ON THRU LANE 8' PAVED SHOULDER TURN LANE FOR RIGHT IN ACCESS 9 1515 15 15 158 4 29 11 13 23 6 19 10 B B A A A A A A C C C D E E E E C C F 7 D&U EASEMENT SCALE IN FEET 0 12060 NORTH BUILDING USE FOOTPRINT LOT AREA UNITS DENSITY MULTI-FAMILY "A"40,380 SF 4.25 AC (185,159 SF)148 UNITS 34.82 UNITS/AC RETAIL "B"10,100 SF 1.59 AC (69,129 SF)6,364 SF/AC MEDICAL "C" (2 STORIES)31,300 SF 1.13 AC (49,096 SF)27,771 SF/AC MEDICAL "D" (2 STORIES)28,800 SF 6.50 AC (283,173 SF)4,430 SF/AC RETAIL "E"10,000 SF 0.79 AC (34,335 SF)12,687 SF/AC MULTI-FAMILY "F"51,000 SF 5.45 AC (237,202 SF)184 UNITS 33.76 UNITS/AC SENIOR HOUSING +46,007 SF 150 UNITS ACTIVE SENIOR 23,000 SF 6.96 AC (303,046 SF)110 UNITS 37.37 UNITS/AC VILLAS "I"49,920 SF 12.53 AC (545,608 SF)26 UNITS 2.08 UNITS/AC ROWHOMES "J"45,000 SF 5.38 AC (234,128 SF)51 UNITS 9.49 UNITS/AC TOTAL COMMERCIAL 80,200 SF 10.01 AC TOTAL RESIDENTIAL 257,927 SF 34.57 AC 677 UNITS DEVELOPMENT SUMMARY PARKING CODE SENIOR HOUSING: 1.5 PER DWELLING MULTIFAMILY:2 PER DWELLING + 1 PER EVERY 5 UNITS RETAIL:8 SPACES + 1 PER 200 SF MEDICAL:8 SPACES + 1 PER 200 SF BUILDING USE PARKING REQ.PARKING PROVIDED MULTI-FAMILY "A"296 STALLS 296 STALLS RETAIL "B"50 STALLS 415 STALLS (SHARED*) MEDICAL "C"165 STALLS 415 STALLS (SHARED*) MEDICAL "D"152 STALLS 415 STALLS (SHARED*) RETAIL "E"50 STALLS 415 STALLS (SHARED*) MULTI-FAMILY "F"405 STALLS 361 STALLS SENIOR HOUSING 183 STALLS 136 STALLS ACTIVE SENIOR 165 STALLS 113 STALLS TOTAL COMMERCIAL 417 STALLS TOTAL RESIDENTIAL 1,097 STALLS *JOINT FACILITIES UTILIZED FOR A 10% REDUCTION SITE PLAN C3.01 THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. PROPOSED EXISTING LEGEND RETAINING WALL WETLAND TREE LINE SAW CUT LINE BOLLARD PARKING STALL COUNT## 1 KEY NOTE HEAVY DUTY ASPHALT PAVING CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE STANDARD DUTY ASPHALT PAVING LIGHT POLE (BY OTHERS) EASEMENT LINE CONCRETE CURB BUILDING LINE SIGN A.SIGN TYPE "A" B.SIGN TYPE "B" C.SIGN TYPE "C" D.GATEWAY PYLON SIGN E.COMMERCIAL BUILDING SIGNAGE F.OVERHEAD PEDESTRIAN CROSSING SIGNAL 15' POND OUTLET ACCESS 10' POND MAINTENANCE BENCH NO DATE BY CKD APPR SHEET OF Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 4 3 : 0 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 3 - S I T E . D W G :C3 . 0 1 S I T E P L A N © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 1 01/12/2024 EJC MA MA City Resubmittal 1 1 2 1 2 3 4 5 6 7 8 9 1 1 4 5 7 654 8 9 3 1 2 3 4 5 6 78 9 2 3 1 2 3 4 5 6 7 8 9 10 11 OU T L O T A 2 3 4 5 6 BL O C K 1 LO T 1 OU T L O T A BL O C K 1 LO T 1 OU T L O T C PA R C E L 3 PA R C E L 2 PA R C E L 1 PA R C E L 4 WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 20 3 8 6 96 1 . 3 9 GM >>>>>> >> UE UE UE >> EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNT E R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6 F HW L : 9 4 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 1 2 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3 F HW L : 9 4 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" 50.0' 50.0' 50 . 0 ' 50 . 0 ' 120.0' ROW 10.0' PROPOSED ROW 100.0' EXISTING ROW 15 10 9 12 10 10 2214 11 18 18 16 27 12 11 14 4 10 10 14 7 11 14 128 8 12 22 30 30 29 14 15 30 10 30 15 6.0' 5.0' 28.0' 28.0' 2 8 . 0 ' 1 0 . 0 ' 5 . 0 ' 1 0 . 0 ' 5 . 0 ' 5.0' 6.0' 36.0' 6.0' 5.0' 5' TRAIL EASEMENT 15:1 TAPER ON TURN LANE 55:1 TAPER ON THRU LANE 12' LANES 300' TURN LANE W/ 180' TAPER R30 . 0 ' R30 . 0 ' 55:1 TAPER ON THRU LANE 8' PAVED SHOULDER TURN LANE FOR RIGHT IN ACCESS 9 1515 15 15 158 4 29 11 13 23 6 19 10 B B A A A A A A C C C D E E E E C C F 7 D&U EASEMENT SCALE IN FEET 0 12060 NORTH SITE PLAN - AERIAL C3.02 NO DATE BY CKD APPR SHEET OF Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 4 3 : 0 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 3 - S I T E . D W G :C3 . 0 2 S I T E P L A N - A E R I A L © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 1 01/12/2024 EJC MA MA City Resubmittal 1 BL O C K 1 LO T 1 OU T L O T A BL O C K 1 LO T 1 OU T L O T C PA R C E L 3 PA R C E L 2 PA R C E L 1 PA R C E L 4 WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 20 3 8 6 96 1 . 3 9 GM >>>>>> >> UE UE UE >> EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNT E R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6 F HW L : 9 4 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 1 2 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3 F HW L : 9 4 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" Pumper Fire Truck Pumper Fire Truck Pumper Fire Truck P u m p e r F i r e T r u c k Pu m p e r F i r e T r u c k Pumper Fire Truck P u m p e r F i r e T r u c k Pu m p e r F i r e T r u c k Pu m p e r F i r e T r u c k Pu m p e r F i r e T r u c k 40 8 22 Pumper Fire Truck Overall Length 40.000ft Overall Width 8.167ft Overall Body Height 7.745ft Min Body Ground Clearance 0.656ft Track Width 8.167ft Lock-to-lock time 5.00s Max Wheel Angle 45.00° SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV.Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 4 3 : 2 6 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 3 - R O U T E . D W G :C3 . 0 3 T R A V E L R O U T E © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 1 01/12/2024 EJC MA MA City Resubmittal 1 SCALE IN FEET 0 12060 NORTH TRAVEL ROUTE C3.03 PROPOSED EXISTING LEGEND RETAINING WALL WETLAND TREE LINE SAW CUT LINE BOLLARD CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE LIGHT POLE (BY OTHERS) EASEMENT LINE CONCRETE CURB BUILDING LINE SIGN PEDESTRIAN ROUTE PUBLIC SIDEWALK SHARED BITUMINOUS ROUTE SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 4 0 : 0 7 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 3 - S I G N . D W G :C3 . 0 4 S I G N A G E D E T A I L S © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 SIGNAGE DETAILS C3.04 TYPE A MONUMENT SIGN 1/2" = 1'-0" 6' M A X . 36" (75% OF WIDTH) CAPSTONE SIGN FACE; STUCCO SIGN COPY AREA; 10 SF (MAX 32 SF) BASE; GREY CONCRETE LETTERS EXTERNALLY ILLUMINATED 1 P-HO-01C3.04 TYPE B MONUMENT SIGN 1/2" = 1'-0" 6' M A X . 9' (75% OF WIDTH) CAPSTONE SIGN FACE; STUCCO SIGN COPY AREA; 24 SF (MAX 32 SF) LETTERS EXTERNALLY ILLUMINATED SILL (MATCH CAPSTONE SIGN FACE; BRICK OR FIELDSTONE VENEER BASE; GREY CONCRETE 2 P-HO-02C3.04 TYPE C MONUMENT SIGN 1/2" = 1'-0" 16 ' M A X . 8' CAPSTONE SIGN FACE; STUCCO SIGN COPY AREA; 27 SF (MAX 64 SF) LETTERS INTERNALLY ILLUMINATED SILL (MATCH CAPSTONE) SIGN FACE, BRICK OR FIELDSTONE VENEER 3 P-HO-03C3.04 GATEWAY PYLON SIGN 1/2" = 1'-0" 16 ' M A X . 13' CAPSTONE SIGN FACE; STUCCO SIGN COPY AREA; 64 SF (MAX 64 SF) CHANNEL LETTER ILLUMINATION SILL (MATCH CAPSTONE) PYLON SUPPORTS, BRICK OR FIELDSTONE VENEER BASE, GREY CONCRETE 4 P-HO-04C3.04 COMMERCIAL BUILDING SIGN 3/16" = 1'-0" SIGNAGE SIGN COPY; CHANNEL LETTER ILLUMINATION SIGN AREA; 10% MAX OF PRIMARY BUILDING FACE.TRANSIT ORIENTATED PRIMARY BUILDING FACE 5 P-HO-05C3.04 FRONT DOOR COMMERCIAL BUILDING SIGN 3/16" = 1'-0" SIGNAGE SIGN COPY; CHANNEL LETTER ILLUMINATION SIGN AREAS; TOTAL COVERAGE MAY NOT EXCEED 10% MAX OF PRIMARY BUILDING FACE.FRONT DOOR - PRIMARY BUILDING FACE SIGNAGE C3.04 P-HO-06 6 COUNTY ROAD NO. 116 CO U N T Y R O A D N O . 3 0 O S W A L D F A R M R O A D OSWALD FARM RO A D OS W A L D F A R M R O A D HU N T E R S R I D G E HU N T E R S R I D G E HUNT E R S R I D G E COUNTY ROAD NO. 116 BL O C K 1 LO T 1 OU T L O T A BL O C K 1 LO T 1 OU T L O T C PA R C E L 3 PA R C E L 2 PA R C E L 1 PA R C E L 4 WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 950 9 5 0 95 5 955 9 4 7 9 4 8 949 949 9 4 9 949 9 4 9 9 5 1 951 9 5 2 952 9 5 3 953 95 4 954 945 9 5 0 950 9 5 0 94 6 9 4 7 9 4 8 9 4 9 95 1 951 9 5 1 95 0 9 4 6 94 7 9 4 8 94 9 95 1 95 2 945 950 946 947 948 949 951 952 952 952 9 5 0 9 5 5 9 4 6 94 7 94 8 9 4 9 9 5 1 9 5 2 9 5 3 954 9 4 5 9 5 0 9 4 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 94 9 955 953 95 3 954 954 956 957 955 95 3 953 954 956 957 955 954 945 950 942 943 944 9 4 6 9 4 7 9 4 8 949 951 95 2 9 4 0 94 5 9 3 9 94 1 94 2 94 3 94 4 94 6 947 9 4 8 946 9 4 7 948 945 946 947 948 945 94 5 94 4 944 94 6 946 947 94 6 94 7 9 4 5 9 5 0 9 4 4 9 4 6 9 4 7 9 4 8 9 4 9 951 952 950 951 951 952 952 953 95 3 945 95 0 950 950 946 947 94 8 94 9 951 951 951 952 952 953 953 954 954 9 4 5 94 5 945 942 943 944 946 946 94 6 94 7 94 7 94 7 94 8 94 8 94 9 949949 949 940 936 93 793 893 9 9 4 1 945 950 955 943 944 946 947 948 949 95195 295 395 4 956 957 9 5 8 9 5 0 946 94 7 94 8 94 9 9 5 1 9 5 2 9 5 3 9 5 4 945 94 5 9 5 0 9 4 4 94 4 94 6 94 6 94 7 94 7 94 8 9 4 8 9 4 9 94 3 9 4 4 9 4 0 940 93 8 939 945 950 946 947 948 949 951 952 953 9 5 5 9 5 3 9 5 4 955 951 9 5 1 95 1 9 5 1 952 9 5 3 953 953 9 5 4 954 954 956 95 0 955 9 4 6 94 7 94 8 94 9 951 951 95 1 952 952 952 95 2 9 5 3 953 953954 950 951 9 5 2 952 953 950 949 935940 9 4 5 93293393493693793893994194294394 4946947948 945 950 9 5 0 94 3 944 946 947 948 949 95 1 95 1 945 950 942 943 944 946 947 948 949 945 950 941 942 943 944 94 6 947 948 949 94 5 9 4 4 9 4 6 9 4 7 948 945 942943944 94 6 94 7 94 8 9 4 9 949 94 9 925 93093 5 94 0 9 4 5 92692792892 993 1 93 2 93 3 93 4 93 6 93 793893 994194294 3 94 4 9 4 6 94 7 948 9 4 8 948 9 5 1 95 1 9 5 2 9 5 2 9 5 2 95 2 9 5 3 95 3 9 5 3 9 5 4 9 5 4 95 4 95 0 95 5 96 0 94 6 94 7 94 8 94 9 95 1 952 95395 4 95 6 95 7 95 8 959 96 1 IE : 9 4 7 . 5 1 RE : 9 4 8 . 6 8 IE : 9 4 5 . 7 3 IE : 9 4 6 . 6 0 12" CMP RE : 9 4 8 . 5 1 IE : 9 4 5 . 3 9 N E IE : 9 4 5 . 2 9 W IE : 9 4 5 . 2 0 S E * 1 2 " R C P 12" R C P 12" R C P RE : 9 4 8 . 5 9 IE : 9 4 5 . 2 9 N W * IE : 9 4 5 . 7 0 S E * (P E R P L A N ) (PE R P L A N ) (PER P L A N ) (P E R P L A N ) (P E R P L A N ) EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNTE R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6 F HW L : 9 4 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 1 2 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3 F HW L : 9 4 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" 21 0 4 5 94 6 . 1 7 MH S >>>>>> >> GG OU OU OU OU OU OU OU OU OU >> 9 5 0 9 4 6 9 4 7 9 4 8 94 9 9 5 1 95 2 9 5 0 9 4 9 9 5 1 947 94 8 949 950 949 951 952 953 9 4 5 950 946947948949 950 95 0 945 946 947 950 949 9 5 0 9 4 8 9 4 9 9 4 5 9 4 4 9 4 6 9 4 7 9 4 0 9 4 1 9 4 2 9 4 3 945943944 946 94 0 94 1 942 9 4 0 9 4 5 9 4 5 9 4 1 9 4 2 9 4 3 9 4 3 9 4 4 9 4 4 9 4 6 9 4 6 9 4 7 94 5 94 6 94 7 94 8 9 4 5 950 941941 942 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 9 4 9 9 5 1 95 2 95 2 95 2 9 5 0 9 4 9 9 5 1 95 0 94 8 94 9 9 5 0 95 0 9 4 9 94 9 9 5 1 950950950 949 951 952 952 952 945950944946947948949951 952 952 953 953954 952 953 950 951 952 95 0 950 95 1 95 1 952 95 2 953953 95 2 9 5 1 9 5 2 9 5 3 9 5 4 9 5 5 95 1 9 5 2 9 5 3 9 5 4 9 5 6 950 9 4 9 951 952 945943944 946 947 94 5 94 6 94 7 9 4 3 9 4 4 9 5 0 9 5 1 9 5 2 9 5 3 95 0 9 5 1 945 950 946 947 948 949 940 945 939941942943 944 946 947 948 934 94 0 94 5 9 4 4 94 6 94 7 950 949951 952 950 950 951 951 952 9 5 1 9 5 2 950 951 950 94 8 9 4 9 943 940 952 953 953 954 954 951 952 953 953 9 5 0 9 4 9 9 5 1 952 9 5 3 945 950 944 946 947 948 949 9519 5 0 95 0 950 950 94 9 949 9 5 1 951 951 951 9 5 2 9 5 3 9 5 0 9 4 9 949 9 4 9 9 5 1 9 5 1 9 5 2 95 3 94 5 95 0 94 4 94 6 94 7 94 8 94 9 95 0 9 5 0 95 0 95 0 94 9 95 0 94 9 95 1 94 7 94 5 94 1 94 2 94 3 94 4 94 6 94 7 950 951 950 951 950 951 950 951 95 0 94 8 9 4 9 951 952 953 95 0 948 94 9 9 5 1 94 5 94 6 94 7 9 4 2 95 0 950 95 0 94 9 95 1 9 5 0 95 0 9 4 9 94 9 95 1 95 0 94 9 95 1 95 2 95 3 94 5 94 6 94 7 94 8 94 9 94 9 94 5 94 6 936 943 945 946 950 947 948 949 951 952 953 94 5 94 6 94 7 94 8 951 9 5 2 95 0 9 5 0 95 5 9 5 1 951 9 5 2 95 2 95 3 95 4 95 6 95 7 950 949 951 95 2 950 948 94 9 947948 950 947 948 949 951 95 2 952 947 947 945 95 0 942943944946947948949 940 93893994 1 937 935936 93 4 94 1 94 1 94 0 93 7 93 8 93 9 94 1 94 1 945 94 3 94 4 946 94 7 94 5 94 6 94 7 94 8 94 9 94 9 948 949 94 0 93 8 93 9 93 1 936 93 9 940 935 948 9 3 9 9 4 4 9 3 7 9 4 4 942943944 94 8 9 4 0 9 3 7 9 3 8 9 3 9 9 4 1 9 4 2 9 4 5 9 4 4 9 4 6 9 4 7 9 4 8 9 4 9 94 8 9 4 7 952 953 9 5 1 952 953 951 950 95 0 94 1 94 2 94 3 94 4 95 0 94 894 9 95 1 9 5 2 9 5 3 94 8 950 950 951 952 950 949 950 950 948 949 951 952 947 95 3 95 0 95 1 95 2 95 2 95 3 95 4 9 5 2 9 5 3 9 5 4 95 0 95 1 95 2 95 0 95 0 9 4 7 9 4 8 94 9 95 1 94 4 93 9 9 5 0 9 4 9 950 949 95 1 94 5 95 0 94 3 94 4 94 6 94 7 94 8 94 9 95 1 95 2 95 3 95 4 E O F EO F EO F EO F EO F EO F EOF 948.75 SPILLWAY EOF EO F EOF EO F E O F E O F EOF EOF EOF EOF EO F 95 1 . 6 3 SPIL L W A Y EOF EO F 94 8 . 5 0 EOF EOF EO F EO F EO F EO F EO F E O F EOF EOF EOF EOF EOF EO F EOF EO F SP I L L W A Y E O F 94 9 . 8 0 949.82 94 4 . 9 0 95 0 . 3 9 95 0 . 1 7 94 9 . 7 5 95 1 . 2 5 946.50 946.00 947.43 946 . 0 0 9 4 6 . 7 3 94 7 . 3 9 952.24 951.68951.93 951.53 950.00 950.41 950.41950.50 95 0 . 5 0 94 8 . 3 8 94 8 . 2 6 949.40 948.10 94 9 . 5 8 94 9 . 9 6 94 9 . 9 7 95 0 . 0 0 95 0 . 0 0 9 5 0 . 5 0 95 0 . 2 3 946. 0 0 9 4 9 . 2 6 95 1 . 3 0 9 5 1 . 4 0 9 5 1 . 2 6 951 . 4 5 950.66 95 0 . 1 8 950.31 94 1 . 0 0 9 4 1 . 5 0 E O F EOF EO F EOF 949.13 E O F 9 4 5 . 3 9 EO F 94 4 . 2 4 EO F E O F EO F EOFEOF 94 7 . 2 5 947.24947.25 950.31 EOF 948.99E O F 9 4 9 . 2 5 945 943 944 946 947 948 94 9950951952953 -5 . 0 0 % 940 938 939 941 ASSUMED TUNNEL BOTTOM 15 FT BELOW PROPOSED STREET ELEVATION 95 1 95 2 95 3 94 8 949 EOF 950.04 EOF 949.65 EO F 95 0 . 0 0 95 5 95 1 95 2 95 3 95 4 EO F 94 8 . 9 3 EO F 94 8 . 9 3 EOF 950.03 SPILLWAY EOF EOF EOF 952 . 2 3 EOF 952. 3 3 EOF 948.50 EOF 950.03 EOF 950.26 WETLAND IMPACT AREA 38,957 SF WETLAND IMPACT AREA 3,686 SF WETLAND IMPACT AREA 1,171 SF WETLAND IMPACT AREA 10,014SF SP I L L W A Y 94 4 . 0 0 SPILLWAY 944.00 SP I L L W A Y 94 3 . 5 0 SPILLWAY 938.50 93 9 . 4 9 WE T L A N D S A D D L E 94 9 . 8 9 EO F 95 0 . 8 6 EO F 95 1 . 3 5 EO F 952.0 8 EOF 952.00 EOF 9 4 5 9 4 6 9 4 2 9 4 3 9 4 4 9 4 5 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 94 9 9 5 0 95 1 9 5 2 9 4 3 950 951 952 953 95295 3 950 949 951952 953 953954 950 946947948949951952953 950951952953 9 5 0 9 5 1 9 5 2 95 3 9 5 4 945 943 944 946 947 951 952 94 4 . 1 0 93 5 . 6 0 94 2 . 6 0 94 1 . 5 0 94 2 . 5 0 94 2 . 5 0 93 0 . 5 0 95 1 95 2 FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 FF E = 9 5 0 FF E = 95 3 . 1 4 FF E = 95 2 . 8 7 FF E = 95 2 . 5 0 FF E = 95 2 . 2 0 FF E = 95 2 . 1 6 FF E = 95 2 . 3 7 FF E = 95 3 . 0 7 FF E = 95 3 . 9 2 FF E = 95 4 . 7 5 FF E = 95 5 . 1 6 FF E = 95 4 . 8 9 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 3 . 0 0 L F E = 9 4 9 . 0 0 F F E = 9 5 3 . 3 0 L F E = 9 4 9 . 3 0 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 4 1 : 0 7 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 4 - G R A D . D W G :C4 . 0 1 G R A D I N G P L A N © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 SCALE IN FEET 0 12060 NORTH PROPOSED EXISTING LEGEND THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. SOIL BORING999.9 ST # DRAINTILE 902.50 902.50 SPOT ELEVATIONS RIPRAP EOF 902.50 OVERFLOW ELEV. CONCRETE PAVING CONCRETE SIDEWALK PAVEMENT BY OTHERS (SEE ARCHITECTURAL PLANS) BOUNDARY LINE RETAINING WALL WETLAND TREE LINE 902 CONTOUR CONCRETE CURB STORM SEWER BUILDING LINE 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 4 1 : 0 7 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 4 - G R A D . D W G :C4 . 0 1 G R A D I N G P L A N GRADING PLAN C4.01 WETLAND IMPACTS TOTAL WETLAND IMPACTS: 53,828 SF EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNTE R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6 F HW L : 9 4 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 1 2 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3 F HW L : 9 4 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" BL O C K 1 LO T 1 OU T L O T A BL O C K 1 LO T 1 OU T L O T C PA R C E L 3 PA R C E L 2 PA R C E L 1 PA R C E L 4 WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 EX I S T I N G B U I L D I N G S 950 9 5 0 95 5 955 9 4 7 9 4 8 949 949 9 4 9 949 9 4 9 9 5 1 951 9 5 2 952 9 5 3 953 95 4 954 945 9 5 0 950 9 5 0 94 6 9 4 7 9 4 8 9 4 9 95 1 951 9 5 1 95 0 9 4 6 94 7 9 4 8 94 9 95 1 95 2 945 950 946 947 948 949 951 952 952 952 9 5 0 9 5 5 9 4 6 94 7 94 8 9 4 9 9 5 1 9 5 2 9 5 3 954 9 4 5 9 5 0 9 4 1 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 94 9 955 953 95 3 954 954 956 957 955 95 3 953 954 956 957 955 954 945 950 942 943 944 9 4 6 9 4 7 9 4 8 949 951 95 2 9 4 0 94 5 9 3 9 94 1 94 2 94 3 94 4 94 6 947 9 4 8 946 9 4 7 948 945 946 947 948 945 94 5 94 4 944 94 6 946 947 94 6 94 7 9 4 5 9 5 0 9 4 4 9 4 6 9 4 7 9 4 8 9 4 9 951 952 950 951 951 952 952 953 95 3 945 95 0 950 950 946 947 94 8 94 9 951 951 951 952 952 953 953 954 954 9 4 5 94 5 945 942 943 944 946 946 94 6 94 7 94 7 94 7 94 8 94 8 94 9 949949 949 940 936 93 793 893 9 9 4 1 945 950 955 943 944 946 947 948 949 95195 295 395 4 956 957 9 5 8 9 5 0 946 94 7 94 8 94 9 9 5 1 9 5 2 9 5 3 9 5 4 945 94 5 9 5 0 9 4 4 94 4 94 6 94 6 94 7 94 7 94 8 9 4 8 9 4 9 94 3 9 4 4 9 4 0 940 93 8 939 945 950 946 947 948 949 951 952 953 9 5 5 9 5 3 9 5 4 955 951 9 5 1 95 1 9 5 1 952 9 5 3 953 953 9 5 4 954 954 956 95 0 955 9 4 6 94 7 94 8 94 9 951 951 95 1 952 952 952 95 2 9 5 3 953 953954 950 951 9 5 2 952 953 950 949 935940 9 4 5 93293393493693793893994194294394 4946947948 945 950 9 5 0 94 3 944 946 947 948 949 95 1 95 1 945 950 942 943 944 946 947 948 949 945 950 941 942 943 944 94 6 947 948 949 94 5 9 4 4 9 4 6 9 4 7 948 945 942943944 94 6 94 7 94 8 9 4 9 949 94 9 925 93093 5 94 0 9 4 5 92692792892 993 1 93 2 93 3 93 4 93 6 93 793893 994194294 3 94 4 9 4 6 94 7 948 9 4 8 948 9 5 1 95 1 9 5 2 9 5 2 9 5 2 95 2 9 5 3 95 3 9 5 3 9 5 4 9 5 4 95 4 95 0 95 5 96 0 94 6 94 7 94 8 94 9 95 1 952 95395 4 95 6 95 7 95 8 959 96 1 IE : 9 4 7 . 5 1 RE : 9 4 8 . 6 8 IE : 9 4 5 . 7 3 IE : 9 4 6 . 6 0 12" CMP RE : 9 4 8 . 5 1 IE : 9 4 5 . 3 9 N E IE : 9 4 5 . 2 9 W IE : 9 4 5 . 2 0 S E * 1 2 " R C P 12" R C P 12" R C P RE : 9 4 8 . 5 9 IE : 9 4 5 . 2 9 N W * IE : 9 4 5 . 7 0 S E * (P E R P L A N ) (PE R P L A N ) (PER P L A N ) (P E R P L A N ) (P E R P L A N ) 9 5 0 9 4 6 9 4 7 9 4 8 94 9 9 5 1 95 2 9 5 0 9 4 9 9 5 1 947 94 8 949 950 949 951 952 953 9 4 5 950 946947948949 950 95 0 945 946 947 950 949 9 5 0 9 4 8 9 4 9 9 4 5 9 4 4 9 4 6 9 4 7 9 4 0 9 4 1 9 4 2 9 4 3 945943944 946 94 0 94 1 942 9 4 0 9 4 5 9 4 5 9 4 1 9 4 2 9 4 3 9 4 3 9 4 4 9 4 4 9 4 6 9 4 6 9 4 7 94 5 94 6 94 7 94 8 9 4 5 950 941941 942 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 9 4 9 9 5 1 95 2 95 2 95 2 9 5 0 9 4 9 9 5 1 95 0 94 8 94 9 9 5 0 95 0 9 4 9 94 9 9 5 1 950950950 949 951 952 952 952 945950944946947948949951 952 952 953 953954 952 953 950 951 952 95 0 950 95 1 95 1 952 95 2 953953 95 2 9 5 1 9 5 2 9 5 3 9 5 4 9 5 5 95 1 9 5 2 9 5 3 9 5 4 9 5 6 950 9 4 9 951 952 945943944 946 947 94 5 94 6 94 7 9 4 3 9 4 4 9 5 0 9 5 1 9 5 2 9 5 3 95 0 9 5 1 945 950 946 947 948 949 940 945 939941942943 944 946 947 948 934 94 0 94 5 9 4 4 94 6 94 7 950 949951 952 950 950 951 951 952 9 5 1 9 5 2 950 951 950 94 8 9 4 9 943 940 952 953 953 954 954 951 952 953 953 9 5 0 9 4 9 9 5 1 952 9 5 3 945 950 944 946 947 948 949 9519 5 0 95 0 950 950 94 9 949 9 5 1 951 951 951 9 5 2 9 5 3 9 5 0 9 4 9 949 9 4 9 9 5 1 9 5 1 9 5 2 95 3 94 5 95 0 94 4 94 6 94 7 94 8 94 9 95 0 9 5 0 95 0 95 0 94 9 95 0 94 9 95 1 94 7 94 5 94 1 94 2 94 3 94 4 94 6 94 7 950 951 950 951 950 951 950 951 95 0 94 8 9 4 9 951 952 953 95 0 948 94 9 9 5 1 94 5 94 6 94 7 9 4 2 95 0 950 95 0 94 9 95 1 9 5 0 95 0 9 4 9 94 9 95 1 95 0 94 9 95 1 95 2 95 3 94 5 94 6 94 7 94 8 94 9 94 9 94 5 94 6 936 943 945 946 950 947 948 949 951 952 953 94 5 94 6 94 7 94 8 951 9 5 2 95 0 9 5 0 95 5 9 5 1 951 9 5 2 95 2 95 3 95 4 95 6 95 7 950 949 951 95 2 950 948 94 9 947948 950 947 948 949 951 95 2 952 947 947 945 95 0 942943944946947948949 940 93893994 1 937 935936 93 4 94 1 94 1 94 0 93 7 93 8 93 9 94 1 94 1 945 94 3 94 4 946 94 7 94 5 94 6 94 7 94 8 94 9 94 9 948 949 94 0 93 8 93 9 93 1 936 93 9 940 935 948 9 3 9 9 4 4 9 3 7 9 4 4 942943944 94 8 9 4 0 9 3 7 9 3 8 9 3 9 9 4 1 9 4 2 9 4 5 9 4 4 9 4 6 9 4 7 9 4 8 9 4 9 94 8 9 4 7 952 953 9 5 1 952 953 951 950 95 0 94 1 94 2 94 3 94 4 95 0 94 894 9 95 1 9 5 2 9 5 3 94 8 950 950 951 952 950 949 950 950 948 949 951 952 947 95 3 95 0 95 1 95 2 95 2 95 3 95 4 9 5 2 9 5 3 9 5 4 95 0 95 1 95 2 95 0 95 0 9 4 7 9 4 8 94 9 95 1 94 4 93 9 9 5 0 9 4 9 950 949 95 1 94 5 95 0 94 3 94 4 94 6 94 7 94 8 94 9 95 1 95 2 95 3 95 4 E O F EO F EO F EO F EO F EO F EOF 948.75 SPILLWAY EOF EO F EOF EO F E O F E O F EOF EOF EOF EOF EO F 95 1 . 6 3 SPIL L W A Y EOF EO F 94 8 . 5 0 EOF EOF EO F EO F EO F EO F EO F E O F EOF EOF EOF EOF EOF EO F EOF EO F SP I L L W A Y E O F E O F EOF EO F EOF E O F EO F EO F E O F EO F EOFEOF EOF E O F 945 943 944 946 947 948 94 9950951952953 -5 . 0 0 % 940 938 939 941 95 1 95 2 95 3 94 8 949 EOFEOF EO F 95 5 95 1 95 2 95 3 95 4 EO F EO F EOF SPILLWAY EOF EOF EOFEOF EOF 948.50 EOF EOF SP I L L W A Y 94 4 . 0 0 SPILLWAY 944.00 SP I L L W A Y 94 3 . 5 0 SPILLWAY 938.50 WE T L A N D S A D D L E EO F EO F EO F EOF EOF 9 4 5 9 4 6 9 4 2 9 4 3 9 4 4 9 4 5 9 4 2 9 4 3 9 4 4 9 4 6 9 4 7 9 4 8 94 9 9 5 0 95 1 9 5 2 9 4 3 950 951 952 953 95295 3 950 949 951952 953 953954 950 946947948949951952953 950951952953 9 5 0 9 5 1 9 5 2 95 3 9 5 4 945 943 944 946 947 951 952 95 1 95 2 FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 FF E = 9 5 0 FF E = 95 3 . 1 4 FF E = 95 2 . 8 7 FF E = 95 2 . 5 0 FF E = 95 2 . 2 0 FF E = 95 2 . 1 6 FF E = 95 2 . 3 7 FF E = 95 3 . 0 7 FF E = 95 3 . 9 2 FF E = 95 4 . 7 5 FF E = 95 5 . 1 6 FF E = 95 4 . 8 9 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 3 . 0 0 L F E = 9 4 9 . 0 0 F F E = 9 5 3 . 3 0 L F E = 9 4 9 . 3 0 20 1 2 5 95 4 . 7 4 B1 IN V = 9 4 9 . 8 5 IN V = 9 4 9 . 4 7 20 2 5 3 94 6 . 5 2 CO 1 0 H D P E 20 4 8 9 95 8 . 1 2 CO 20 4 9 0 95 8 . 0 1 CO IN V = 9 5 0 . 1 2 IN V = 9 4 9 . 5 8 20 6 4 5 95 1 . 2 9 E 20 6 5 9 95 1 . 9 0 CO S E P T I C 20 6 6 0 95 2 . 4 1 CO S E P T I C IN V = 9 4 7 . 6 6 20 6 9 7 94 9 . 1 4 GE E P T IN V = 9 4 6 . 8 6 IN V = 9 4 7 . 8 3 21 0 4 4 94 6 . 5 8 CO 21 0 4 5 94 6 . 1 7 MH S 21 0 4 6 94 5 . 6 2 EB O U T L E T P O S T F O R S E P T I C 21 0 4 7 94 5 . 9 6 CO 21 1 5 3 93 8 . 4 5 CO H D P E 1 0 21 1 5 4 93 7 . 3 9 CO I N V IN V = 9 3 6 . 4 9 IN V = 9 3 7 . 6 8 IN V = 9 3 0 . 6 0 IN V = 9 3 0 . 2 4 RI M = 9 3 7 . 3 2 IN V = IN V = 9 4 1 . 4 8 IN V = 9 4 6 . 4 3 IN V = 9 4 8 . 7 4 IN V = 9 4 8 . 9 7 IN V = 9 4 5 . 1 1 IN V = 9 4 5 . 1 7 >>>>>> >> >>>> GG UE UE UE >> IP1IP2 IP1IP2 IP1IP2 IP1IP2 IP1 IP2 IP1 IP3 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2IP1IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP3 IP1 IP3 IP1 IP2 IP1 IP3 IP1 IP3 IP1 IP2 IP1 IP3 IP1 IP2 IP1 IP2 IP1 IP3 IP1 IP3 IP1 IP3 IP1 IP3 IP2 IP2 IP2 IP2 IP1 IP3 IP1 IP3 IP1 IP3 TSB TSB TSB TSB IP1IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 IP1 IP2 NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 : 3 5 : 4 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 5 - E R O S . D W G :C5 . 0 1 P H A S E 2 E R O S I O N C O N T R O L P L A N © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 1 01/12/2024 EJC MA MA City Resubmittal 1 SCALE IN FEET 0 12060 NORTH THE EROSION CONTROL PLAN SHEETS ALONG WITH THE REST OF THE SWPPP MUST BE KEPT ONSITE UNTIL THE NOTICE OF TERMINATION IS FILED WITH THE MPCA, THE CONTRACTOR MUST UPDATE THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS AS NECESSARY TO INCLUDE ADDITIONAL REQUIREMENTS, SUCH AS ADDITIONAL OR MODIFIED BMPS DESIGNED TO CORRECT PROBLEMS IDENTIFIED. AFTER FILING THE NOTICE OF TERMINATION, THE SWPPP, INCLUDING THE EROSION CONTROL PLAN SHEETS, AND ALL REVISIONS TO IT MUST BE SUBMITTED TO THE OWNER, TO BE KEPT ON FILE IN ACCORDANCE WITH THE RECORD RETENTION REQUIREMENTS DESCRIBED IN THE SWPPP NARRATIVE. ITEM UNIT QUANTITY SILT FENCE LINEAR FEET 12850 SILT DIKE LINEAR FEET 0 BIO-ROLL LINEAR FEET 120 CONSTRUCTION ENTRANCE UNIT 2 INLET PROTECTION DEVICE (IP-1)UNIT 67 INLET PROTECTION DEVICE (IP-2)UNIT 46 INLET PROTECTION DEVICE (IP-3)UNIT 25 THE SUBSURFACE UTILITY INFORMATION SHOWN ON THESE PLANS IS A UTILITY QUALITY LEVEL D. THIS QUALITY LEVEL WAS DETERMINED ACCORDING TO THE GUIDELINES OF ASCE/CI 38-02, TITLED "STANDARD GUIDELINES FOR THE COLLECTION AND DEPICTION OF EXISTING SUBSURFACE UTILITY DATA." THE CONTRACTOR AND/OR SUBCONTRACTORS SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK, BY CONTACTING THE NOTIFICATION CENTER (GOPHER STATE ONE FOR MINNESOTA). THE CONTRACTOR AND/OR SUBCONTRACTOR AGREE TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES, WHICH MIGHT BE OCCASIONED BY HIS OR HER FAILURE TO EXACTLY LOCATE AND PRESERVE ANY AND ALL UTILITIES (UNDERGROUND AND OVERHEAD). IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THE PLANS. * REFER TO SHEET C5.03 & C5.04 FOR GENERAL NOTES, MAINTENANCE NOTES, LOCATION MAPS, AND STANDARD DETAILS PROPOSED EXISTING LEGEND NOTE TO CONTRACTOR EROSION CONTROL MATERIALS QUANTITIES BIO-ROLL SILT FENCE SILT DIKE LIMITS OF DISTURBANCE DIRECTION OF OVERLAND FLOW TEMPORARY DIVERSION DITCH CHECK DAM LIMITS OF DRAINAGE SUB-BASIN INLET PROTECTION DEVICEIP# TEMPORARY SEDIMENT BASINSB TEMPORARY STABILIZATION MEASURES (SEED, MULCH, MATS OR BLANKETS AS OUTLINED IN THE SWPP) TSM TEMPORARY STORAGE AND PARKING AREATS TEMPORARY STONE CONSTRUCTION ENTRANCE DRAINTILE 902 CONTOUR OVERFLOW ELEV.EOF 902.5 SOIL BORING999.9 ST # RIPRAP CONCRETE CURB STORM SEWER 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 1 : 3 5 : 4 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 5 - E R O S . D W G :C5 . 0 1 P H A S E 2 E R O S I O N C O N T R O L P L A N PHASE 2 EROSION CONTROL PLAN C5.01 20 0 4 2 95 2 . 6 5 UP O U B 20 0 4 3 95 3 . 1 0 UP O U 20 0 8 3 95 1 . 1 3 UP O U 20 1 7 8 95 1 . 2 1 PE D IN V = 9 4 9 . 8 5 IN V = 9 4 9 . 4 7 20 3 5 7 95 3 . 3 0 UP O U 2 B 20 3 6 4 95 2 . 5 2 UP O U 1 B 20 3 7 8 95 3 . 2 7 PE D 20 3 7 9 95 2 . 8 2 PE D 20 3 8 6 96 1 . 3 9 GM 20 4 1 3 95 3 . 9 3 WE L L 20 4 3 0 94 8 . 8 6 UP O U O U 1 E 20 5 2 5 94 9 . 8 8 PE D 194 9 . 6 6 LM X S T A N T E C C O N T R O L P I P E 5 0 1 20 5 5 6 95 0 . 0 8 UP O U IN V = 9 5 0 . 1 2 IN V = 9 4 9 . 5 8 20 5 8 8 94 8 . 5 8 AN C 20 5 8 9 94 9 . 0 0 UP O H E U B 20 6 6 4 94 9 . 9 5 PE D 20 6 6 5 94 9 . 4 4 PE D 20 6 8 0 94 8 . 3 7 UP O H E U 1 E IN V = 9 4 7 . 6 6 IN V = 9 4 6 . 8 6 20 7 1 7 95 0 . 0 9 PE D 20 7 2 0 94 9 . 4 9 PE D 20 7 6 9 94 8 . 6 3 PE D 20 7 7 0 94 8 . 5 4 EP 20 8 0 6 94 5 . 6 6 AN C 20 8 0 7 94 4 . 9 6 UP O U 1 B 20 8 0 8 94 4 . 9 9 PE D 20 8 4 8 93 7 . 4 2 UP O U 1 20 9 7 1 94 5 . 3 7 AN C 20 9 7 2 94 5 . 4 4 UP O U E 20973 945.92 PED 21 0 4 5 94 6 . 1 7 MH S 21 1 9 1 93 3 . 6 5 LM C I L S 4 6 5 6 3 RI M = 9 3 7 . 3 2 IN V = IN V = 9 4 1 . 4 8 IN V = 9 4 5 . 1 1 IN V = 9 4 5 . 1 7 >>>>>> >> GG OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU UE UE UE UE UE >> OU CNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCND CN D CN D CND CND CND CND CND CND CND CND CND CND CND CND UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE CNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCND GGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/ O F/ O F/O F/O F/O EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNT E R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6F HW L : 94 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 12 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3F H W L : 94 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 EX I S T I N G B U I L D I N G S IE : 9 4 7 . 5 1 RE : 9 4 8 . 6 8 IE : 9 4 5 . 7 3 IE : 9 4 6 . 6 0 12" CMP RE : 9 4 8 . 5 1 IE : 9 4 5 . 3 9 N E IE : 9 4 5 . 2 9 W IE : 9 4 5 . 2 0 S E * 1 2 " R C P 12" R C P 12" R C P RE : 9 4 8 . 5 9 IE : 9 4 5 . 2 9 N W * IE : 9 4 5 . 7 0 S E * 12" D R A I N T I L E A P P R O X I M A T E L O C A T I O N (P E R P L A N ) (PE R P L A N ) (PER P L A N ) (P E R P L A N ) (P E R P L A N ) 20 " P V C C - 9 0 0 B Y O T H E R S 20" PVC C-900 BY OTHERS 20" DIPS HDPE DR-11 BY OTHERS 2 0 " D I P S H D P E D R - 1 1 B Y O T H E R S 20 " P V C C - 9 0 0 B Y O T H E R S 20"x20" TEE BY OTHERS 20" DIPS HDPE DR-11 BY OTHERS 20"x8" CROSS BY OTHERS HYD. 6" GV. 8"x6" TEE BY OTHERS HYD. 6" GV. 8"x6" TEE BY OTHERS 20"x8" TEE BY OTHERS HYD. 6" GV. BY OTHERS WATERMAIN TO WATER TOWER BY OTHERS 20"x8" TEE BY OTHERS 20"x8" TEE BY OTHERS 20" PVC C-900 BY OTHERS 20 " P V C C - 9 0 0 B Y O T H E R S 16 " W M O T H E R S 16" WM OTHERS 20"x8" TEE BY OTHERS SMH 1 BY OTHERS (48'') RE=932.72 IE=905.46 W SMH 3 BY OTHERS (60'') RE=946.90 IE=906.02 S IE=906.01 N SMH 4 BY OTHERS (60'') RE=950.50 IE=906.25 W IE=906.20 N SMH5 BY OTHERS (60'') RE=949.22 IE=927.00 N IE=906.55 W IE=927.00 S IE=906.45 E SMH 1 RE=950.69 IE=906.85 W IE=906.75 E SMH 2 RE=952.24 IE=907.10 W IE=936.45 S IE=907.00 E SMH 3 RE=950.23 IE=907.32 W IE=907.22 E SMH 4 RE=949.25 IE=907.53 W IE=936.75 S IE=907.43 E SMH 2 BY OTHERS (60'') RE=938.87 IE=905.81 S IE=905.76 E SMH 16 RE=948.15 IE=937.81 N IE=937.71 W SMH 15 RE=950.55 IE=936.97 E IE=936.97 NE IE=936.87 SW SMH 8 RE=951.76 IE=936.60 NW IE=936.60 NE IE=936.50 SE SMH 9 RE=938.12 IE=937.03 NW IE=937.03 NE IE=936.93 SE SMH 14 RE=946.94 IE=939.56 E IE=939.46 SSMH 13 RE=947.34 IE=939.20 N IE=939.20 W IE=939.10 S SMH 12 RE=947.76 IE=938.57 N IE=938.57 E IE=938.47 W SMH 11 RE=948.78 IE=938.19 E IE=938.19 S IE=938.09 W SMH 10 RE=949.26 IE=937.89 E IE=937.79 SW SMH 6 RE=949.44 IE=935.09 NW IE=935.09 NE IE=934.99 S SMH 7 RE=950.68 IE=935.89 NW IE=935.89 NE IE=935.79 SE SMH 5 RE=949.10 IE=934.80 N IE=934.70 S SMH 24 RE=951.54 IE=934.04 S IE=933.94 E SMH 26 RE=949.79 IE=943.47 E IE=943.47 W IE=943.37 N SMH 25 RE=950.18 IE=942.43 S IE=942.33 NW SMH 29 RE=950.28 IE=943.60 S IE=943.60 N IE=943.60 E IE=943.50 W SMH 28 RE=950.42 IE=943.16 E IE=943.06 N SMH 27 RE=951.18 IE=942.27 S IE=942.17 NW SMH 20 RE=951.49 IE=930.72 SW IE=937.97 SE IE=930.62 NW IE=930.62 NE SMH 17 RE=950.19 IE=928.70 S IE=928.70 W IE=928.64 E IE=928.60 N SMH 18 RE=952.00 IE=929.90 S IE=929.80 N SMH 19 RE=951.53 IE=930.31 SW IE=930.21 N SMH 21 RE=952.63 IE=932.22 SW IE=932.12 NE SMH 23 RE=952.79 IE=933.28 W IE=933.18 E STUB 3 IE=946.77 SW STUB 4 IE=942.07 SW STUB 5 IE=938.00 S STUB 6 IE=939.75 W STUB 7 IE=944.68 E STUB 8 IE=942.01 W STUB 9 IE=943.02 N STUB 18 IE=941.50 SW STUB 10 IE=937.02 N STUB 1 IE=907.65 E STUB 11 IE=936.99 E STUB 12 IE=936.75 W STUB 13 IE=944.00 S STUB 14 IE=944.00 N STUB 15 IE=944.00 W STUB 16 IE=944.00 E SMH 30 RE=949.90 IE=937.22 S IE=937.11 N SMH 31 RE=948.49 IE=937.57 N STUB 2 IE=937.18 SE HYD. 6" GV 8"x6" TEE HYD. 6" GV 8"x6" TEE HYD. 6" GV 20"x6" TEE 20" PVC-C900 PLUG HYD. 6" GV 8" TO 6" RED.20"x8" TEE 8" GV 8"x8" TEE 8" BUTTERFLY VALVE 8" PVC-C900 PLUG 8" BUTTERFLY VALVE 8" PVC-C900 PLUG HYD. 6" GV 8"x6" TEE HYD. 6" GV 8"x6" TEE 8" PVC-C900 PLUG 8"x8" TEE 8" PVC-C900 PLUG 8" PVC-C900 PLUG 8"x6" TEE HYD. 6" GV. 8"x8" TEE 8" PVC-C900 PLUG 8"x8" TEE 8" PVC-C900 PLUG 8" PVC-C900 8" GV. HYD. 6" GV. 8"x6" TEE HYD. 6" GV 8"x6" TEE 8" PVC-C900 PLUG 8" PVC-C900 8" PVC-C900 8" PVC-C900 8" PVC-C900 8" PVC-C900 8" PVC-C900 8" PVC-C900 8" PVC-C900 8" PVC-C900 PLUG HYD. 6" GV 8"x6" TEE 8"x8" TEE 8" GV. 8"x8" TEE 8" GV. 8"x8" TEE 8" GV. 8" P V C C - 9 0 0 8" P V C C - 9 0 0 8" P V C C - 9 0 0 8" PV C C-900 8" PVC C-900 8" P V C C- 9 0 0 8" PVC C-900 8" P V C C - 9 0 0 8" PVC C - 9 0 0 8" P V C C - 9 0 0 8" PVC C-900 8" P V C C- 9 0 0 8" PVC C-900 8" P V C C- 9 0 0 8" PVC C-900 8" P V C C - 9 0 0 8" PVC C-900 8" P V C C- 9 0 0 8" PVC C-900 8" P V C C - 9 0 0 8" P V C C - 9 0 0 8" PVC C-900 20 " P V C C - 9 0 0 8 " P V C C - 9 0 0 14 9 L F - 3 0 " PV C S D R 2 6 @ 0 . 2 0 % 280 LF - 30" PVC SDR 26 @ 0.07% 253 LF - 30" PVC SDR 26 @ 0.07% 28 9 L F - 3 0 " PV C S D R 2 6 @ 0 . 0 7 % 293 LF - 30" PVC C900 @ 0.07% 212 LF - 30" PVC C900 @ 0.07% 171 LF - 30" PVC C900 @ 0.07% 143 LF - 30" PVC C900 @ 0.08% 169 LF - 30" PVC C900 @ 0.07% 185 LF - 8" PVC SDR 35 @ 0.40% 68 LF - 8" PVC SDR 35 @ 0.40% 83 LF - 8" PVC SDR 35 @ 0.40% 8" SAN. SERVICE @ 0.40% 8" SAN. SERVICE @ 10.00% 8" SAN. SERVICE @ 0.40% 66 LF - 8" PVC SDR 35 @ 0.40% 133 LF - 8" PVC SDR 35 @ 0.40% 71 LF - 8" PVC SDR 35 @ 0.40% 50 LF - 8" PVC SDR 35 @ 0.40% 67 LF - 8" PVC SDR 35 @ 4.05% 8" SAN. SERVICE @ 7.80% 8" SAN. SERVICE @ 15.50% 8" SAN. SERVICE @ 14.30% 175 LF - 8" PVC SDR 35 @ 0.40% 153 LF - 8" PVC SDR 35 @ 0.40% 81 LF - 8" PVC SDR 35 @ 9.50% 49 LF - 8" PVC SDR 35 @ 0.40% 8" SAN. SERVICE @ 13.00% 36 LF - 8" PVC SDR 35 @ 0.40% 8" SAN. SERVICE @ 10.20% 8" SAN. SERVICE @ 2.33% 8" SAN. SERVICE @ 0.40% 8" SAN. SERVICE @ 1.30% 235 LF - 8" PVC SDR 35 @ 0.40% 107 LF - 8" PVC SDR 35 @ 2.00% 8" SAN. SERVICE @ 0.40% 8" SAN. SERVICE @ 0.95% 86 LF - 8" PVC SDR 35 @ 0.40% 197 LF - 8" PVC SDR 35 @ 0.40% 210 LF - 8" PVC SDR 35 @ 2.00% 8" SAN. SERVICE @ 4.40% 8" SAN. SERVICE @ 7.00% 400 LF - 8" PVC SDR 26 @ 0.40% 276 LF - 8" PVC SDR 26 @ 0.40% 77 LF - 8" PVC SDR 26 @ 0.40% 77 LF - 8" PVC SDR 26 @ 0.40% 350 LF - 8" PVC SDR 26 @ 0.40% 103 LF - 8" PVC SDR 26 @ 0.40% 112 LF - 10" PVC SDR 26 @ 0.40% 165 LF - 8" PVC SDR 26 @ 0.40% 83 LF - 8" PVC SDR 35 @ 0.42%72 LF - 8" PVC SDR 35 @ 0.51% 8" SAN. SERVICE @ 0.40% 40 LF - 8" PVC SDR 35 @ 2.00% STUB 19 IE=931.42 SE STUB 17 IE=940.50 N 8" PVC-C900 PLUG SMH 22 RE=952.28 IE=932.73 W IE=940.19 SE IE=932.63 NE STUB 20 IE=944.05 W 8" SAN. SERVICE @ 0.40% EXTEND WATERMAIN 20" PVC C-900 20 " P V C C - 9 0 0 20" REDUCER HYD. 6" GV SCALE IN FEET 0 12060 NORTH NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 4 5 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 6 - U T I L . D W G :C6 . 0 1 U T I L I T Y P L A N © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 1 01/12/2024 EJC MA MA City Resubmittal 124 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 4 5 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 6 - U T I L . D W G :C6 . 0 1 U T I L I T Y P L A N UTILITY PLAN C6.01 20 0 4 2 95 2 . 6 5 UP O U B 20 0 4 3 95 3 . 1 0 UP O U 20 0 8 3 95 1 . 1 3 UP O U 20 1 7 8 95 1 . 2 1 PE D IN V = 9 4 9 . 8 5 IN V = 9 4 9 . 4 7 20 3 5 7 95 3 . 3 0 UP O U 2 B 20 3 6 4 95 2 . 5 2 UP O U 1 B 20 3 7 8 95 3 . 2 7 PE D 20 3 7 9 95 2 . 8 2 PE D 20 3 8 6 96 1 . 3 9 GM 20 4 1 3 95 3 . 9 3 WE L L 20 4 3 0 94 8 . 8 6 UP O U O U 1 E 20 5 2 5 94 9 . 8 8 PE D 194 9 . 6 6 LM X S T A N T E C C O N T R O L P I P E 5 0 1 20 5 5 6 95 0 . 0 8 UP O U IN V = 9 5 0 . 1 2 IN V = 9 4 9 . 5 8 20 5 8 8 94 8 . 5 8 AN C 20 5 8 9 94 9 . 0 0 UP O H E U B 20 6 6 4 94 9 . 9 5 PE D 20 6 6 5 94 9 . 4 4 PE D 20 6 8 0 94 8 . 3 7 UP O H E U 1 E IN V = 9 4 7 . 6 6 IN V = 9 4 6 . 8 6 20 7 1 7 95 0 . 0 9 PE D 20 7 2 0 94 9 . 4 9 PE D 20 7 6 9 94 8 . 6 3 PE D 20 7 7 0 94 8 . 5 4 EP 20 8 0 6 94 5 . 6 6 AN C 20 8 0 7 94 4 . 9 6 UP O U 1 B 20 8 0 8 94 4 . 9 9 PE D 20 8 4 8 93 7 . 4 2 UP O U 1 20 9 7 1 94 5 . 3 7 AN C 20 9 7 2 94 5 . 4 4 UP O U E 20973 945.92 PED 21 0 4 5 94 6 . 1 7 MH S 21 1 9 1 93 3 . 6 5 LM C I L S 4 6 5 6 3 RI M = 9 3 7 . 3 2 IN V = IN V = 9 4 1 . 4 8 IN V = 9 4 5 . 1 1 IN V = 9 4 5 . 1 7 >>>>>> >> GG OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU OU UE UE UE UE UE >> OU CNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCND CN D CN D CND CND CND CND CND CND CND CND CND CND CND CND UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE UE CNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCNDCND GGGGGGGGGG GGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGGG G G G G G G G G G G G F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/O F/ O F/ O F/O F/O F/O EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNT E R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6F HW L : 94 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 12 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3F H W L : 94 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 EX I S T I N G B U I L D I N G S IE : 9 4 7 . 5 1 RE : 9 4 8 . 6 8 IE : 9 4 5 . 7 3 IE : 9 4 6 . 6 0 12" CMP RE : 9 4 8 . 5 1 IE : 9 4 5 . 3 9 N E IE : 9 4 5 . 2 9 W IE : 9 4 5 . 2 0 S E * 1 2 " R C P 12" R C P 12" R C P RE : 9 4 8 . 5 9 IE : 9 4 5 . 2 9 N W * IE : 9 4 5 . 7 0 S E * (P E R P L A N ) (PE R P L A N ) (PER P L A N ) (P E R P L A N ) (P E R P L A N ) 20 " P V C C - 9 0 0 B Y O T H E R S 20" PVC C-900 BY OTHERS 20" DIPS HDPE DR-11 BY OTHERS 2 0 " D I P S H D P E D R - 1 1 B Y O T H E R S 20 " P V C C - 9 0 0 B Y O T H E R S 20"x20" TEE BY OTHERS 20" DIPS HDPE DR-11 BY OTHERS 20"x8" CROSS BY OTHERS HYD. 6" GV. 8"x6" TEE BY OTHERS HYD. 6" GV. 8"x6" TEE BY OTHERS 20"x8" TEE BY OTHERS HYD. 6" GV. BY OTHERS WATERMAIN TO WATER TOWER BY OTHERS 20"x8" TEE BY OTHERS 20"x8" TEE BY OTHERS 20" PVC C-900 BY OTHERS 20 " P V C C - 9 0 0 B Y O T H E R S 16 " W M O T H E R S 16" WM OTHERS 20"x8" TEE BY OTHERS YD 214 RE=949.00 IE=945.97 S ROOF DRAIN IE=947.40 E ROOF DRAIN IE=947.02 S CBMH 703 RE=949.89 IE=945.73 E CBMH 702 RE=949.93 IE=945.33 E CB 215 RE=949.78 IE=946.42 S ROOF DRAIN IE=946.00 E RD 722 RE=952.55 IE=944.45 E YD 504 RE=948.57 IE=945.82 N ROOF DRAIN IE=944.92 N STMH 131 RE=947.83 IE=941.17 N CB 704 RE=949.45 IE=946.37 E YD 205A RE=948.84 IE=946.31 E CBMH 802 RE=949.50 IE=945.06 W IE=944.84 S CB 802A RE=949.65 CBMH 203 RE=949.03 IE=944.83 N YD 205 RE=948.62 IE=945.41 N YD 213A RE=949.00 IE=945.97 N YD 213 RE=949.00 IE=945.26 W CB 322 RE=949.20 IE=946.60 SW CBMH 503 RE=949.20 IE=945.11 N CB 105 RE=950.64 IE=947.25 W STMH 501 RE=951.06 IE=944.43 N W/ 4' SUMP STMH 701 RE=951.67 IE=944.47 E W/ 4' SUMP CBMH 801 RE=948.25 IE=944.11 S W/ 4' SUMP CB 202A RE=948.25 IE=944.91 E STMH 305 RE=952.09 IE=936.22 N CBMH 202 RE=948.00 IE=944.01 E CBMH 201 RE=948.00 IE=943.63 N W/ 4' SUMP CBMH 211 RE=948.00 IE=943.64 W W/ 4' SUMP CB 603 RE=948.47 IE=944.43 W CB 602 RE=948.47 IE=944.25 W FES 500 IE=944.00 S YD 113 RE=949.01 IE=947.40 W YD 112 RE=948.50 IE=946.75 W YD 111 RE=948.50 IE=945.70 W W/ 4' SUMP YD 206 RE=948.20 IE=946.59 W CBMH 512 RE=951.50 IE=946.45 N CBMH 212 RE=949.32 IE=944.55 W CBMH 511 RE=951.25 IE=945.67 N FES 241 IE=946.50 N CBMH 510 RE=951.00 IE=944.90 W CB 510B RE=951.13 IE=947.13 S STMH 601 RE=949.11 IE=944.13 SW W/ 4' SUMP CBMH 901 RE=946.50 IE=938.90 NE W/ 4' SUMP CBMH 902 RE=946.43 IE=941.93 NE CBMH 803 RE=949.00 IE=945.02 SW CB 804 RE=948.73 IE=945.16 S CB 904 RE=947.16 CBMH 903 RE=947.15 IE=942.88 E IE=942.88 N CB 721 RE=949.25 IE=944.15 E W/ 4' SUMP STMH 102 RE=949.96 IE=946.14 S CB 613 RE=948.56 IE=944.75 W CB 611 RE=948.59 IE=944.42 S CB 610 RE=948.59 IE=944.28 S CB 612 RE=948.53 IE=944.61 SW CB 211A RE=948.00 IE=944.09 S FES 832 IE=944.00 S FES 842 IE=944.00 S OCS 132 RE=947.48 IE=941.43 NW FES 240 IE=946.50 W FES 110 RE=946.79 FES 731 IE=944.00 SW FES 730 IE=942.88 NE FES 600 IE=944.00 NE FES 141 IE=945.60 N FES 221 IE=943.50 N FES 231 IE=943.50 N FES 700 IE=944.00 W FES 720 IE=944.00 W FES 200 IE=943.50 S FES 143 IE=945.60 N FES 142 IE=944.60 S STMH 104 RE=950.25 IE=946.70 S OCS 931 RE=940.71 IE=933.92 E FES 830 IE=939.00 N FES 900 IE=938.50 SW FES 921 IE=938.50 W STMH 302 RE=949.92 IE=932.35 E FES 220 IE=943.00 S FES 230 IE=943.00 S FES 920 IE=938.25 E FES 341 IE=943.50 NE FES 340 IE=942.50 SW FES 331 IE=943.50 NE FES 330 IE=942.50 SW FES 930 IE=933.04 W FES 840 IE=939.00 N FES 800 IE=944.00 N FES 520 IE=944.00 S STMH 320 IE=945.75 NW IE=945.75 SW FES 130 IE=940.00 SFES 133 IE=944.10 NW FES 140 IE=944.60 S FES 308 IE=941.00 N 131 LF - 12" HDPE @ 0.50% 146 LF - 12" HDPE @ 0.50% 10 LF - 12" HDPE @ 0.00% 209 LF - 15" HDPE @ 0.25% 110 LF - 12" HDPE @ 0.50% 117 LF - 12" HDPE @ 0.40% 83 LF - 12" HDPE @ 0.12% 159 LF - 12" HDPE @ 0.55% 22 LF - 24" HDPE @ 0.43% 190 L F - 2 4 " HDPE @ 0 . 4 3 % 26 LF - 30" HDPE @ 0.49% 87 LF - 30" HDPE @ 0.44% 126 LF - 12" HDPE @ 0.48% 60 LF - 12" HDPE @ 1.50% 52 LF - 12" HDPE @ 1.00% 90 LF - 18" HDPE @ 0.50% 27 LF - 30" HDPE @ 0.50% 141 LF - 12" HDPE @ 0.50% 141 LF - 18" HDPE @ 0.50% 184 LF - 24" HDPE @ 0.50% 91 LF - 12" HDPE @ 0.50% 141 LF - 12" HDPE @ 0.50% 26 LF - 12" HDPE @ 1.00% 34 LF - 12" HDPE @ 2.96% 34 LF - 12" HDPE @ 2.97% 37 LF - 24" HDPE @ 1.34% 37 LF - 24" HDPE @ 1.36% 98 LF - 18" HDPE @ 1.02% 97 LF - 18" HDPE @ 1.03% 154 LF - 18" HDPE @ 0.50% 154 LF - 18" HDPE @ 0.50% 142 LF - 12" HDPE @ 0.50% 82 LF - 30" HDPE @ 0.50% 191 LF - 12" HDPE @ 1.00% 68 LF - 36" HDPE @ 0.63% 83 LF - 30" HDPE @ 0.57% 140 LF - 12" HDPE @ 0.64% 46 LF - 12" HDPE @ 2.00% 59 LF - 12" HDPE @ 0.50% 31 LF - 18" HDPE @ 0.50% 81 LF - 18" HDPE @ 0.50% 172 LF - 24" HDPE @ 0.50% 90 LF - 30" HDPE @ 0.52% 28 LF - 18" HDPE @ 0.50% 132 LF - 12" HDPE @ 0.47% 2 2 3 L F - 2 4 " H D P E @ 0 . 5 0 % 104 LF - 15" HDPE @ 0.25% 26 LF - 12" HDPE @ 1.00% 145 LF - 18" HDPE @ 0.50% 23 LF - 24" HDPE @ 0.50% 28 LF - 12" HDPE @ 0.50% 35 LF - 18" HDPE @ 0.50% 36 LF - 18" HDPE @ 0.50% 23 LF - 18" HDPE @ 0.50% 29 LF - 18" HDPE @ 0.50%26 LF - 30" HDPE @ 0.50% 27 LF - 12" HDPE @ 0.50% 39 LF - 15" HDPE @ 0.50% 164 LF - 18" HDPE @ 0.50% 190 LF - 18" HDPE @ 0.50% 81 LF - 30" HDPE @ 0.50% 26 LF - 24" HDPE @ 0.50% 28 LF - 24" HDPE @ 0.89% 177 LF - 18" HDPE @ 0.50% 11 LF - 15" HDPE @ 0.00% 11 LF - 15" HDPE @ 0.00% 278 LF - 36" RCP @ 0.50% 366 LF - 36" RCP @ 0.50% 17 LF - 36" RCP @ 0.00% FES 100 RE=947.84 18 LF - 24" HDPE @ 0.40% STMH 101 RE=951.08 IE=945.67 W W/ 4' SUMP 29 LF - 12" HDPE @ 0.40% STMH 103 RE=950.09 IE=946.26 SW 112 LF - 12" HDPE @ 0.40% 52 LF - 18" HDPE @ 0.50% CBMH 104A RE=949.56 IE=946.96 SE 36 LF - 12" HDPE @ 0.50% CB 104B RE=949.74 IE=947.14 S ROOF DRAIN IE=948.00 W 134 LF - 12" PVC SCH 40 @ 1.16% ROOF DRAIN IE=947.00 W 66 LF - 12" PVC SCH 40 @ 2.00% 80 LF - 12" PVC SCH 40 @ 1.58% ROOF DRAIN IE=947.00 N CBMH 312 RE=947.44 IE=945.50 S 65 LF - 18" HDPE @ 0.51% OCS 307 RE=946.78 IE=938.00 W 65 LF - 36" RCP @ 0.50% STMH 306 RE=947.23 IE=937.68 N 290 LF - 36" HDPE @ 0.50% STMH 311 RE=951.07 IE=945.17 N STMH 304 RE=951.87 IE=934.83 N 283 LF - 36" RCP @ 0.50%STMH 303 RE=950.25 IE=933.42 E 213 LF - 36" RCP @ 0.50% FES 210 IE=943.50 E CB 604 RE=949.09 IE=944.60 SW 35 LF - 15" HDPE @ 0.50% CB 605 RE=949.08 IE=944.78 S 36 LF - 12" HDPE @ 0.50% 24 LF - 12" HDPE @ -0.51% 68 LF - 12" HDPE @ 0.50% YD 910 RE=946.50 IE=942.66 E 82 LF - 12" HDPE @ 0.50% YD 911 RE=946.62 IE=943.07 N 87 LF - 12" HDPE @ 0.50% YD 912 RE=946.58 IE=943.50 N OCS 841 RE=946.00 IE=939.17 S OCS 831 RE=946.00 IE=939.17 S YD 404 RE=950.17 IE=947.24 SE 58 LF - 12" HDPE @ 0.50% YD 403 RE=950.72 IE=947.53 E 76 LF - 12" HDPE @ 0.50% YD 402 RE=950.45 IE=947.91 NE 74 LF - 12" HDPE @ 0.50% YD 401 RE=950.54 IE=948.28 NE 105 LF - 12" HDPE @ 0.50% CBMH 400 IE=946.71 NW IE=946.71 SE CONNECT EXISTING DRAINTILE TO MANHOLE. 254 LF - 12" HDPE @ 0.19% 30 5 L F - 1 2 " H D P E @ 0 . 1 9 % STMH 250 IE=942.00 S 12 LF - 18" HDPE @ 0.00% FES 932 IE=937.00 NE FES 923 IE=938.50 W 28 LF - 24" HDPE @ 0.89% FES 922 RE=939.94 STMH 502 RE=951.01 IE=944.70 N 28 LF - 12" HDPE @ 1.50% CB 502A RE=949.62 IE=947.02 NW 36 LF - 12" HDPE @ 1.50% CB 502B RE=950.16 IE=947.56 W CBMH 204 RE=949.15 IE=945.31 N 113 LF - 24" HDPE @ 0.43% FES 821 IE=944.00 S 28 LF - 12" HDPE @ 1.78% FES 820 IE=943.50 N FES 811 IE=944.00 S 28 LF - 12" HDPE @ 1.78% FES 810 IE=943.50 N FES 229 IE=946.50 NW 286 L F - 1 2 " HDP E @ 0 . 5 2 % FES 228 IE=945.00 SE CITY WATER TOWER STUB RE=951.37 IE=947.34 S 68 LF - 6" PVC SCH 40 @ 0.50% FES Structure - (232) IE=945.22 SW 9 LF - 12" HDPE @ 0.57% STMH STRUCTURE - (233) RE=951.73 IE=945.17 W 105 LF - 12" HDPE @ 0.40% FES Structure - (234) IE=944.75 E CBMH 321 RE=949.00 IE=946.34 SE 59 LF - 12" HDPE @ 1.00% 128 LF - 12" HDPE @ 0.50 % CB 105A RE=951.61 IE=947.89 N 113 LF - 12" HDPE @ 0.50% CB 106 RE=951.13 IE=947.81 W 109 LF - 12" HDPE @ 0.50% CB 107 RE=951.32 IE=948.36 NW STMH 254 RE=949.21 IE=944.04 E STMH 253 RE=953.56 IE=943.46 N STMH 252 RE=952.26 IE=942.98 N STMH 251 RE=953.29 IE=942.54 N 230 LF - 12" HDPE @ 0.19% 285 LF - 12" HDPE @ 0.19% CONNECT TO EXISTING DRAINTILE STANDPIPE MANHOLE. TO BE RECONSTRUCTED AND REALIGNED WITH THREE RIVERS PARK TRAIL CONSTRUCTION. FES 260 RE=0.69 62 LF - 12" HDPE @ 1.00% CBMH 261 RE=952.13 IE=944.12 SE W/ 4' SUMP CB 262 RE=951.88 IE=948.00 SE 32 LF - 12" HDPE @ 1.00% CONNECT TO EXISTING STORM SEWER STB STILLING BASIN SEE DETAIL 15 SHEET C9.01 20 6 6 4 94 9 . 9 5 PE D 20 6 6 5 94 9 . 4 4 PE D 20 6 8 0 94 8 . 3 7 UP O H E U 1 E IN V = 9 4 7 . 6 6 IN V = 9 4 6 . 8 6 20 7 1 7 95 0 . 0 9 PE D 20 7 2 0 94 9 . 4 9 PE D 20 7 6 9 94 8 . 6 3 PE D 20 7 7 0 94 8 . 5 4 EP 20 8 0 6 94 5 . 6 6 AN C 20 8 0 7 94 4 . 9 6 UP O U 1 B 20 8 0 8 94 4 . 9 9 PE D 20 9 7 1 94 5 . 3 7 AN C 20 9 7 2 94 5 . 4 4 UP O U E 20973 945.92 PED IN V = 9 4 1 . 4 8 OU OU OU OU OU OU UE >>CNDCNDCNDCNDCND CN D CN D CND CND CND CND CND UE UE UE UE UE UE CNDCND GGGGGGG GG G G G G G GG G G G F/O F/O F/O F/O F/O F/O F/O F/O F/O F/ O F/ O F/O F/O F/O >> SWALE IE : 9 4 7 . 5 1 IE : 9 4 6 . 6 0 12" CMP 20" PVC C-900 BY OTHERS 20" PVC C-900 BY OTHERS 16" WM OTHERSSTMH 302 RE=949.92 IE=932.35 E STMH 301 RE=934.36 IE=930.52 NE FES 300 RE=933.54 366 LF - 36" RCP @ 0.50% 85 LF - 36" RCP @ 0.50% SCALE IN FEET 0 12060 NORTH NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 4 5 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 6 - U T I L . D W G :C6 . 0 2 S T O R M S E W E R P L A N © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 1 01/12/2024 EJC MA MA City Resubmittal 124 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 4 5 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 6 - U T I L . D W G :C6 . 0 2 S T O R M S E W E R P L A N STORM SEWER PLAN C6.02 INSET A : 1" = 60' SEE INSET A FOR OFF-SITE STORMSEWER NO DATE BY CKD APPR SHEET Date License # Print Name: 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. DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 1 / 2 0 2 4 3 : 3 8 : 3 4 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 9 - D T L S . D W G :C9 . 0 1 D E T A I L S © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 JMW EJC CMA Emily Jean Castaias 10/20/2023 60741 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 1 / 2 0 2 4 3 : 3 8 : 3 4 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - C 9 - D T L S . D W G :C9 . 0 1 D E T A I L S DETAILS C9.01 STANDARD DUTY PAVEMENT HEAVY DUTY PAVEMENT NOTES: 1.THE PAVEMENT SECTIONS SHALL BE CONSTRUCTED IN ACCORDANCE WITH MNDOT "STANDARD SPECIFICATION FOR CONSTRUCTION", AND ALSO THE REQUIREMENTS OF THE OWNER'S GEOTECHNICAL CONSULTANT. 2.ALL THICKNESSES, AS SPECIFIED, ARE TO BE CONSIDERED MINIMUM DEPTHS, AFTER COMPACTION. 3.MN/DOT SPEC. 2357 BITUMINOUS TACK COAT SHALL BE PLACED BETWEEN SUCCESSIVE BITUMINOUS LIFTS AND AGAINST ABUTTING CONCRETE CURB EDGES. XX" BITUMINOUS BASE COURSE, MN/DOT 2360 SPNW* XX" CLASS X-100% CRUSHED QUARRY ROCK, MN/DOT 3138 XX" CLASS X - 100% CRUSHED ROCK, MN/DOT 3138 XX" CLASS X AGGREGATE BASE, MN/DOT 3138 XX" SELECT GRANULAR MATERIAL, MN/DOT 3149.2B (IF REQUIRED BY SOILS ENGINEER) GEOFABRIC, MN/DOT TYPE V, MIRAFI 500X (IF REQUIRED BY SOILS ENGINEER) APPROVED SUBGRADE XX" BITUMINOUS WEAR COURSE, MN/DOT 2360 SPWE* XX" BITUMINOUS BASE COURSE, MN/DOT 2360 SPNW* XX" CLASS X-100% CRUSHED QUARRY ROCK, MN/DOT 3138 XX" CLASS X - 100% CRUSHED ROCK, MN/DOT 3138 XX" CLASS X AGGREGATE BASE, MN/DOT 3138 XX" SELECT GRANULAR MATERIAL, MN/DOT 3149.2B (IF REQUIRED BY SOILS ENGINEER) GEOFABRIC, MN/DOT TYPE V, MIRAFI 500X (IF REQUIRED BY SOILS ENGINEER) APPROVED SUBGRADE XX" BITUMINOUS WEAR COURSE, MN/DOT 2360 SPWE* N.T.S. * REFER TO PAVEMENT DESIGN REQUIREMENT PROVIDED BY THE GEOTECHNICAL CONSULTANT HEAVY DUTY CONCRETE XX" PCC PAVEMENT, MN/DOT 2301* XX" CLASS 5 AGGREGATE BASE, MN/DOT 3138* APPROVED SUBGRADE GENERAL NOTES FOR CONCRETE CONSTRUCTION: 1.ALL THICKNESSES, AS SPECIFIED, ARE TO BE CONSIDERED MINIMUM DEPTHS AFTER COMPACTION. 2.MNDOT SPEC 2357 BITUMINOUS TACK COAT SHALL BE PLACED BETWEEN SUCCESSIVE BITUMINOUS LIFTS AND AGAINST ABUTTING CONCRETE CURB EDGES. 3.FOR PREPARATION OF PAVEMENT SUBGRADE, ANY SILT OR CLAY WITHIN THE UPPER 3 FEET OF FINISHED SUBGRADE ELEVATION SHALL BEREMOVED AND REPLACED WITH COMPACTED, CLEAN SANDS. EXISTING SUBGRADE SURFACE SHALL BE COMPACTED TO AT LEAST 100% OF THE MATERIAL'S MAXIMUM STANDARD PROCTOR DRY DENSITY (ASTM D-698). 4.AFTER PROOF ROLLING WITH A LOADED TANDEM AXLE DUMP TRUCK AND REPAIRING DEEP SUBGRADE DEFICIENCIES, THE ENTIRE SUBGRADE SHOULD BE SCARIFIED TO A DEPTH OF 12 INCHES, MOISTURE CONDITIONED TO WITHIN 2 PERCENT OF OPTIMUM MOISTURE CONTENT AND UNIFORMLY COMPACTED TO AT LEAST 100% OF STANDARD PROCTOR DRY DENSITY. 5.AGGREGATE BASE SHALL CONFORM TO MNDOT SPECIFICATION 3138 FOR CLASS 5 AGGREGATE BASE AND SHALL BE COMPACTED TO AT LEAST 100% OF THE STANDARD PROCTOR MAXIMUM DRY DENSITY (ASTM D-698). 6.BITUMINOUS WEAR AND BASE COURSES SHALL CONFORM TO MNDOT SPECIFICATION 2360 PLANT MIX BITUMINOUS PAVEMENTS. 7.BITUMINOUS WEAR AND BASE COURSES SHALL BE COMPACTED TO AN AVERAGE DENSITY OF 96 PERCENT ACCORDING TO AASHTO T245 (D1556), BUT NOT LESS THAN 92 PERCENT NOR GREATER THAN 100 PERCENT. 8.THE PORTLAND CEMENT CONCRETE PAVEMENT MIXTURE SHALL BE IN ACCORDANCE WITH AIR-ENTRAINED CONCRETE FOR PAVEMENT, SECTION 2301 OF THE MNDOT "STANDARD SPECIFICATIONS FOR CONSTRUCTION", LATEST EDITION. THE MIXTURE SHALL BE DESIGNED TO DEVELOP A MINIMUM COMPRESSIVE STRENGTH OF 3900 PSI AT 28 DAYS WITH A 4 INCH MAXIMUM SLUMP FOR HAND PLACED CONCRETE AND A 2" MAXIMUM SLUMP FOR MACHINE PLACED (SLIPFORM) CONCRETE AND 5 TO 7% ENTRAINED AIR. THE MAXIMUM WATER CEMENT RATIO SHALL NOT EXCEED 0.45 FOR CONCRETE EXPOSED TO DEICERS. 01 PAVEMENT SECTIONS FLOW AS N E E D E D 48" 27" 1' - 4 " 4' 7" SECTION A-A SECTION B-B B B A A STEPS 16" O.C. ON DOWNSTREAM SIDE NOTES: 1.WHERE WATER MAY STAND, TOP OF MANHOLE SHALL BE 2 FEET ABOVE GROUND, AND/OR 2 FEET ABOVE THE 100 YEAR STORM WATER ELEVATION. 2.ON MANHOLES 8' DEEP AND GREATER, A ONE FOOT FOUR INCH (1'-4") PRECAST SECTION SHALL BE PLACED IMMEDIATELY BELOW THE CONE SECTION. 3.ALL JOINTS BETWEEN SECTIONS SHALL HAVE "O" RING RUBBER GASKETS. 4.MINIMUM SLAB THICKNESS, 6" FOR 14' DEPTH. INCREASE THICKNESS 1" FOR EACH 4' OF DEPTH GREATER THAN 14' AND REINFORCE WITH 6"X6" 10/10 MESH. MANHOLE CASTING AND COVER, NEENAH R-1642-B, ESS BROS. 309, OR APPROVED EQUAL WITH MACHINED BEARING SURFACES AND TWO (2) CONCEALED PICK HOLES. 20" TO SPRING LINE (MAX.) GASKETED FLEXIBLE WATERTIGHT CONNECTION (TYP) FULL BED OF MORTAR BETWEEN RINGS, CASTING AND ON OUTSIDE OF RINGS. 2" ADJUSTING RINGS AS REQUIRED (MIN. 2, MAX. 4) ADJUST CASTING TO 1/2" BELOW FINISHED BITUMINOUS GRADE. SLOPE 2"/FOOT N.T.S. 02 STANDARD SANITARY SEWER MANHOLE USE T-SECTION MANHOLE WHERE POSSIBLE (MNDOT DESIGN J) WITH OFFSET CONE CONNECTION OR PRECAST SLAB. BASE: PRECAST CONCRETE FLOW STEPS 16" O.C. ON DOWNSTREAM SIDE SLOPE 2"/FOOT GASKETED, FLEXIBLE, WATERTIGHT CONNECTION AT ALL PIPE CONNECTIONS UNLESS GROUTED CONNECTION IS APPROVED BY THE ENGINEER "O" RING GASKETS BETWEEN EACH JOINT IN MANHOLE SECTIONS NOTES: 1.MANHOLES 8' DEEP OR GREATER, THE PRECAST SECTION IMMEDIATELY BELOW THE CONE SECTION, SHALL BE 1'-4" (16") IN HEIGHT 2.PROVIDE STEPS IN ALL MANHOLES OVER 4.5 FEET IN DEPTH FULL BED OF MORTAR BETWEEN RINGS, CASTING AND ON OUTSIDE OF RINGS 2" ADJUSTING RINGS AS REQUIRED (MIN 2, MAX 4) ADJUST CASTING TO 1/2" BELOW FINISHED BITUMINOUS GRADE MANHOLE FRAME AND COVER, NEENAH R-1642-B WITH MACHINED BEARING SURFACES WITH 2 CONCEALED PICK HOLES OR APPROVED EQUAL 27" * AS N E E D E D AS N E E D E D 1' - 4 " 4' 7" N.T.S. 03 STORM SEWER MANHOLE 4' DIA. M.H.-9" IN FROM BACK OF CURB 6' DIA. M.H.-3" BEHIND BACK OF CURB 8' DIA. M.H.-15" BEHIND BACK OF CURB DIMENSION FROM BACK OF CURB TO CENTER OF PIPE. FOR A 24" GRATE OPENING. 24"X 36" SLAB OPENING PROVIDE 27" DIAMETER OPENING IF ROUND CASTING TO BE PROVIDED. SEE STORM SEWER STRUCTURE SCHEDULE FOR DIMENSIONS FROM BACK OF CURB TO CENTER OF STRUCTURE. NOTE: SEE STORM SEWER STRUCTURE SCHEDULE FOR CASTING TYPE. ALL JOINTS IN MANHOLE TO HAVE "O" RING RUBBER GASKETS. MANHOLE STEPS NEENAH R1981J OR EQUAL, 16" O.C.- ALUMINUM STEPS APPROVED. DOGHOUSES SHALL BE GROUTED ON BOTH THE OUTSIDE AND THE INSIDE. GASKETED, FLEXIBLE, WATERTIGHT CONNECTION AT ALL PIPE CONNECTIONS UNLESS GROUTED CONNECTION IS APPROVED BY THE ENGINEER FULL BED OF MORTAR BETWEEN RINGS, AND A 6" COLLAR ON THE OUTSIDE OF THE RINGS MINIMUM OF 2, MAXIMUM OF 4 CONCRETE ADJUSTING RINGS PRECAST REINFORCED CONCRETE SLAB THICKNESS:6" FOR 42" TO 48" DIA. 8" FOR 54" TO 102" DIA. 12" FOR 108" TO 120" DIA. PRECAST CONCRETE MANHOLE SECTIONS GROUT BOTTOM MINIMUM SLAB THICKNESS 6" FOR 14' DEPTH. INCREASE THICKNESS 1" FOR EACH 4' OF DEPTH GREATER THAN 14' AND REINFORCE WITH 6"x6", 10/10 MESH PIPE D I A M E T E R VA R I A B L E 6" 6" VARIABLE 5" 1' - 4 " 9" N.T.S. 04 CATCH BASIN MANHOLE CATCH BASIN CASTING ASSEMBLY 3" 36" DIRECTION OF MAJOR FLOW (TYPE DL GRATE) NOTE: USE 4 FT. DIAMETER CATCH BASIN MANHOLE WHEN DEPTH EXCEEDS 4.5 FT. 24 " 36" SLOPE FLOOR TO PIPE OPENING 2" PER FT. NOTE: 1. EXPANSION MATERIALS TO BE PLACED IN SECOND JOINT, BOTH SIDES OF CATCH BASIN. 2. FOR SURMOUNTABLE CURB, PROVIDE FACE OF CURB TRANSITION APPROX. 10' TO MATCH CASTING. 8" GASKETED, FLEXIBLE, WATERTIGHT CONNECTION AT ALL PIPE CONNECTIONS UNLESS GROUTED CONNECTION IS APPROVED BY THE ENGINEER FULL BED OF MORTAR BETWEEN THE RINGS AND MORTAR THE OUTSIDE. 6" CONCRETE COLLAR PLACED AROUND OUTSIDE OF RINGS. 2" ADJUSTING RINGS, MIN. 2, MAX. 4 6" PRECAST REINFORCED CONCRETE (CRETEX TYPE 477-1 INLET) N.T.S. NEENAH CASTING NO. R-3067 WITH TYPE DR, DL, OR TYPE V GRATE OR APPROVED EQUAL (SEE STORM SEWER STRUCTURE SCHEDULE FOR CASTING TYPE) 05 24"x36" CATCH BASIN EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNTE R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6 F HW L : 9 4 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 1 2 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3 F HW L : 9 4 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" COUNTY ROAD NO. 116 CO U N T Y R O A D N O . 3 0 O S W A L D F A R M R O A D OSWALD FARM RO A D OS W A L D F A R M R O A D HU N T E R S R I D G E HU N T E R S R I D G E HUNT E R S R I D G E COUNTY ROAD NO. 116 BL O C K 1 BL O C K 1 10 WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 EX I S T I N G B U I L D I N G S IE : 9 4 7 . 5 1 RE : 9 4 8 . 6 8 IE : 9 4 5 . 7 3 IE : 9 4 6 . 6 0 12" CMP RE : 9 4 8 . 5 1 IE : 9 4 5 . 3 9 N E IE : 9 4 5 . 2 9 W IE : 9 4 5 . 2 0 S E * 1 2 " R C P 12" R C P 12" R C P RE : 9 4 8 . 5 9 IE : 9 4 5 . 2 9 N W * IE : 9 4 5 . 7 0 S E * (P E R P L A N ) (PE R P L A N ) (PER P L A N ) (P E R P L A N ) (PE R P L A N ) ASSUMED TUNNEL BOTTOM 15 FT BELOW PROPOSED STREET ELEVATION FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 FF E = 9 5 0 FF E = 95 3 . 1 4 FF E = 95 2 . 8 7 FF E = 95 2 . 5 0 FF E = 95 2 . 2 0 FF E = 95 2 . 1 6 FF E = 95 2 . 3 7 FF E = 95 3 . 0 7 FF E = 95 3 . 9 2 FF E = 95 4 . 7 5 FF E = 95 5 . 1 6 FF E = 95 4 . 8 9 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 3 . 0 0 L F E = 9 4 9 . 0 0 F F E = 9 5 3 . 3 0 L F E = 9 4 9 . 3 0 NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 3 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 0 - T R E E . D W G :L0 . 0 1 T R E E I N V E N T O R Y © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 John R. Workman 10/20/2023 59119 1 01/12/2024 EJC MA MA City Resubmittal 1 SCALE IN FEET 0 12060 NORTH DETERMINED BY CITY LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED CORCORAN TREE PRESERVATION CODE WETLAND LIMITS TREELINE CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN TREE PROTECTION FENCE LIMITS OF DISTURBANCE TREE TO BE REMOVED D S LS RIPRAP 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 3 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 0 - T R E E . D W G :L0 . 0 1 T R E E I N V E N T O R Y TREE INVENTORY L0.01 TREE REMOVALS NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 3 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 0 - T R E E . D W G :L0 . 0 2 T R E E R E M O V A L S L I S T © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 John R. Workman 10/20/2023 59119 1 01/12/2024 EJC MA MA City Resubmittal 1 Tree Tag List Tree Number Size Tree Name Status 1601 11 Elm - Siberian (Ulmus pumula)REMOVE 1602 8 Box Elder (Acer negundo)REMOVE 1603 13 Elm - Siberian (Ulmus pumula)REMOVE 1604 11 Elm - Siberian (Ulmus pumula)REMOVE 1605 8 Box Elder (Acer negundo)REMOVE 1606 9 Box Elder (Acer negundo)REMOVE 1607 8 Maple - Silver (acer saccharinum)Preserve 1608 9 Spruce - Colorado (Picea pungens)Preserve 1609 8 Maple - Silver (acer saccharinum)Preserve 1610 9 Maple - Silver (acer saccharinum)Preserve 1611 10 Maple - Silver (acer saccharinum)Preserve 1612 10 Maple - Silver (acer saccharinum)Preserve 1613 10 Maple - Silver (acer saccharinum)Preserve 1614 11 Maple - Silver (acer saccharinum)Preserve 1615 10 Maple - Silver (acer saccharinum)Preserve 1616 12 Maple - Silver (acer saccharinum)Preserve 1617 8 Elm - Siberian (Ulmus pumula)Preserve 1618 8 Spruce - Colorado (Picea pungens)Preserve 1619 8 Spruce - Colorado (Picea pungens)Preserve 1620 8 Spruce - Colorado (Picea pungens)Preserve 1621 9 Spruce - Colorado (Picea pungens)Preserve 1622 9 Spruce - Colorado (Picea pungens)Preserve 1623 14 Maple - Silver (acer saccharinum)Preserve 1624 9 Maple - Silver (acer saccharinum)Preserve 1625 8 Maple - Silver (acer saccharinum)Preserve 1626 8 Maple - Silver (acer saccharinum)Preserve 1627 8 Maple - Silver (acer saccharinum)Preserve 1628 8 Maple - Silver (acer saccharinum)Preserve 1629 8 Maple - Silver (acer saccharinum)Preserve 1630 9 Maple - Silver (acer saccharinum)Preserve 1631 11 Maple - Silver (acer saccharinum)Preserve 1632 9 Spruce - Colorado (Picea pungens)REMOVE 1633 10 Spruce - Colorado (Picea pungens)Preserve 1634 8 Spruce - Colorado (Picea pungens)REMOVE 1635 10 Spruce - Colorado (Picea pungens)REMOVE 1636 9 Spruce - Colorado (Picea pungens)Preserve 1637 10 Spruce - Colorado (Picea pungens)REMOVE 1638 10 Spruce - Colorado (Picea pungens)Preserve 1639 10 Spruce - Colorado (Picea pungens)REMOVE 1640 8 Spruce - Colorado (Picea pungens)REMOVE 1641 9 Spruce - Colorado (Picea pungens)REMOVE 1642 8 Maple - Silver (acer saccharinum)Preserve 1643 10 Maple - Silver (acer saccharinum)Preserve 1644 9 Maple - Silver (acer saccharinum)Preserve 1645 8 Maple - Silver (acer saccharinum)Preserve 1646 10 Maple - Silver (acer saccharinum)Preserve 1647 8 Maple - Silver (acer saccharinum)Preserve 1648 8 Maple - Silver (acer saccharinum)Preserve 1649 11 Maple - Silver (acer saccharinum)Preserve 1650 15 Cottonwood (Populus deltoides)Preserve 1651 12 Cottonwood (Populus deltoides)REMOVE 1652 14 Cottonwood (Populus deltoides)REMOVE 1653 8 Spruce - Colorado (Picea pungens)Preserve 1654 10 Maple - Silver (acer saccharinum)Preserve 1655 22 Ash - Green (Fraxinus pennsylvanica)REMOVE 1656 16 Elm - American (Ulmus americana)REMOVE 1657 11 Elm - American (Ulmus americana)REMOVE 1658 23 Ash - Green (Fraxinus pennsylvanica)REMOVE 1659 9 Ash - Green (Fraxinus pennsylvanica)REMOVE 1660 10 Elm - American (Ulmus americana)REMOVE 1661 9 Ash - Green (Fraxinus pennsylvanica)REMOVE 1662 9 Ash - Green (Fraxinus pennsylvanica)REMOVE 1663 10 Elm - Siberian (Ulmus pumula)REMOVE 1664 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1665 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 1666 11 Elm - Siberian (Ulmus pumula)REMOVE 1667 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 1668 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1669 14 Elm - Siberian (Ulmus pumula)REMOVE 1670 17 Box Elder (Acer negundo)REMOVE 1671 15 Elm - American (Ulmus americana)REMOVE 1672 11 Elm - Siberian (Ulmus pumula)REMOVE 1673 16 Elm - Siberian (Ulmus pumula)REMOVE 1674 8 Elm - Siberian (Ulmus pumula)REMOVE 1675 12 Elm - Siberian (Ulmus pumula)REMOVE 1676 14 Ash - Green (Fraxinus pennsylvanica)REMOVE 1677 11 Elm - Siberian (Ulmus pumula)REMOVE 1678 9 Elm - Siberian (Ulmus pumula)REMOVE 1679 10 Elm - Siberian (Ulmus pumula)REMOVE 1680 8 Elm - Siberian (Ulmus pumula)REMOVE 1681 12 Ash - Green (Fraxinus pennsylvanica)REMOVE 1682 17 Elm - American (Ulmus americana)REMOVE 1683 16 Elm - American (Ulmus americana)REMOVE 1684 15 Elm - American (Ulmus americana)REMOVE 1685 28 Ash - Green (Fraxinus pennsylvanica)REMOVE 1686 10 Elm - Siberian (Ulmus pumula)REMOVE 1687 13 Elm - Siberian (Ulmus pumula)REMOVE 1688 9 Elm - Siberian (Ulmus pumula)REMOVE 1689 10 Oak - White (Quercus alba)Preserve 1690 18 Ash - Green (Fraxinus pennsylvanica)REMOVE 1691 11 Ash - Green (Fraxinus pennsylvanica)REMOVE 1692 9 Elm - Siberian (Ulmus pumula)REMOVE 1693 11 Elm - Siberian (Ulmus pumula)REMOVE 1694 15 Elm - Siberian (Ulmus pumula)REMOVE 1695 9 Elm - Siberian (Ulmus pumula)REMOVE 1696 9 Elm - Siberian (Ulmus pumula)REMOVE 1697 11 Elm - Siberian (Ulmus pumula)REMOVE 1698 12 Elm - Siberian (Ulmus pumula)REMOVE 1699 38 Maple - Silver (acer saccharinum)REMOVE 1700 19 Fir - Balsam (Abies balsamea)REMOVE 1701 18 Maple - Silver (acer saccharinum)REMOVE 1702 10 Apple (Malus spp.)REMOVE 1703 9 Fir - Balsam (Abies balsamea)REMOVE 1704 26 Maple - Silver (acer saccharinum)REMOVE 1705 13 Fir - Balsam (Abies balsamea)REMOVE 1706 13 Fir - Balsam (Abies balsamea)REMOVE 1707 12 Fir - Balsam (Abies balsamea)REMOVE 1708 14 Maple - Silver (acer saccharinum)REMOVE 1709 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1710 27 Cottonwood (Populus deltoides)REMOVE 1711 10 Elm - Siberian (Ulmus pumula)REMOVE 1712 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1713 19 Cottonwood (Populus deltoides)REMOVE 1714 15 Cottonwood (Populus deltoides)REMOVE 1715 9 Elm - Siberian (Ulmus pumula)REMOVE 1716 10 Elm - Siberian (Ulmus pumula)REMOVE 1717 19 Elm - Siberian (Ulmus pumula)REMOVE 1718 19 Elm - Siberian (Ulmus pumula)REMOVE 1719 15 Elm - Siberian (Ulmus pumula)REMOVE 1720 21 Elm - Siberian (Ulmus pumula)REMOVE 1721 22 Elm - Siberian (Ulmus pumula)REMOVE 1722 18 Elm - Siberian (Ulmus pumula)REMOVE 1723 22 Elm - Siberian (Ulmus pumula)REMOVE 1724 20 Elm - Siberian (Ulmus pumula)REMOVE 1725 24 Elm - Siberian (Ulmus pumula)REMOVE 1726 15 Elm - Siberian (Ulmus pumula)REMOVE 1727 15 Elm - Siberian (Ulmus pumula)REMOVE 1728 19 Elm - Siberian (Ulmus pumula)REMOVE 1729 18 Elm - Siberian (Ulmus pumula)REMOVE 1730 15 Elm - Siberian (Ulmus pumula)REMOVE 1731 8 Elm - Siberian (Ulmus pumula)REMOVE 1732 10 Elm - Siberian (Ulmus pumula)REMOVE 1733 16 Elm - Siberian (Ulmus pumula)REMOVE 1734 19 Elm - Siberian (Ulmus pumula)REMOVE 1735 32 Elm - Siberian (Ulmus pumula)REMOVE 1736 16 Elm - Siberian (Ulmus pumula)REMOVE 1737 10 Elm - Siberian (Ulmus pumula)REMOVE 1738 18 Elm - Siberian (Ulmus pumula)REMOVE 1739 30 Elm - Siberian (Ulmus pumula)REMOVE 1740 9 Elm - Siberian (Ulmus pumula)REMOVE 1741 9 Elm - Siberian (Ulmus pumula)REMOVE 1742 8 Elm - Siberian (Ulmus pumula)REMOVE 1743 10 Elm - Siberian (Ulmus pumula)REMOVE 1744 15 Elm - Siberian (Ulmus pumula)REMOVE 1745 11 Elm - Siberian (Ulmus pumula)REMOVE 1746 9 Elm - Siberian (Ulmus pumula)REMOVE 1747 21 Elm - Siberian (Ulmus pumula)REMOVE 1748 12 Elm - Siberian (Ulmus pumula)REMOVE 1749 9 Elm - American (Ulmus americana)REMOVE 1750 12 Elm - Siberian (Ulmus pumula)REMOVE 1751 22 Elm - Siberian (Ulmus pumula)REMOVE 1752 25 Elm - Siberian (Ulmus pumula)REMOVE 1753 25 Elm - Siberian (Ulmus pumula)REMOVE 1754 27 Elm - Siberian (Ulmus pumula)REMOVE 1755 18 Elm - Siberian (Ulmus pumula)REMOVE 1756 23 Elm - Siberian (Ulmus pumula)REMOVE 1757 9 Elm - American (Ulmus americana)REMOVE 1758 26 Elm - Siberian (Ulmus pumula)REMOVE 1759 18 Elm - Siberian (Ulmus pumula)REMOVE 1760 13 Elm - Siberian (Ulmus pumula)REMOVE 1761 10 Elm - American (Ulmus americana)REMOVE 1762 13 Elm - Siberian (Ulmus pumula)REMOVE 1763 25 Elm - Siberian (Ulmus pumula)REMOVE 1764 20 Elm - Siberian (Ulmus pumula)REMOVE 1765 18 Elm - Siberian (Ulmus pumula)REMOVE 1766 44 Elm - Siberian (Ulmus pumula)REMOVE 1767 36 Elm - Siberian (Ulmus pumula)REMOVE 1768 18 Elm - American (Ulmus americana)REMOVE 1769 22 Locust - Honey (Gleditsia triacanthos)REMOVE 1770 8 Elm - American (Ulmus americana)REMOVE 1771 14 Ash - Green (Fraxinus pennsylvanica)REMOVE 1772 15 Cottonwood (Populus deltoides)REMOVE 1773 10 Cottonwood (Populus deltoides)REMOVE 1774 9 Cottonwood (Populus deltoides)REMOVE 1775 12 Cottonwood (Populus deltoides)REMOVE 1776 8 Cottonwood (Populus deltoides)REMOVE 1777 8 Cottonwood (Populus deltoides)REMOVE 1778 15 Cottonwood (Populus deltoides)REMOVE 1779 9 Cottonwood (Populus deltoides)REMOVE 1780 12 Cottonwood (Populus deltoides)REMOVE 1781 14 Elm - Siberian (Ulmus pumula)REMOVE 1782 10 Willow - Black (Salix nigra)Preserve 1783 10 Cottonwood (Populus deltoides)Preserve 1784 9 Cottonwood (Populus deltoides)Preserve 1785 8 Cottonwood (Populus deltoides)Preserve 1786 8 Cottonwood (Populus deltoides)Preserve 1787 9 Cottonwood (Populus deltoides)Preserve 1788 9 Cottonwood (Populus deltoides)Preserve 1789 10 Cottonwood (Populus deltoides)Preserve 1790 11 Cottonwood (Populus deltoides)Preserve 1791 8 Willow - Black (Salix nigra)Preserve 1792 10 Cottonwood (Populus deltoides)Preserve 1793 10 Willow - Black (Salix nigra)Preserve 1794 10 Willow - Black (Salix nigra)Preserve 1795 12 Elm - Siberian (Ulmus pumula)Preserve 1796 8 Elm - Siberian (Ulmus pumula)Preserve 1797 15 Cottonwood (Populus deltoides)Preserve 1798 12 Cottonwood (Populus deltoides)Preserve 1799 12 Cottonwood (Populus deltoides)Preserve 1800 9 Willow - Black (Salix nigra)Preserve 1801 9 Cottonwood (Populus deltoides)Preserve 1802 9 Willow - Black (Salix nigra)Preserve 1803 12 Cottonwood (Populus deltoides)Preserve 1804 11 Cottonwood (Populus deltoides)Preserve 1805 8 Cottonwood (Populus deltoides)Preserve 1806 8 Willow - Black (Salix nigra)Preserve 1807 13 Elm - Siberian (Ulmus pumula)Preserve 1808 9 Willow - Black (Salix nigra)Preserve 1809 11 Elm - Siberian (Ulmus pumula)Preserve 1810 8 Elm - Siberian (Ulmus pumula)Preserve 1811 9 Willow - Black (Salix nigra)Preserve 1812 9 Elm - Siberian (Ulmus pumula)Preserve 1813 11 Elm - Siberian (Ulmus pumula)Preserve 1814 9 Elm - Siberian (Ulmus pumula)Preserve 1815 10 Willow - Black (Salix nigra)Preserve 1816 9 Elm - Siberian (Ulmus pumula)Preserve 1817 9 Elm - Siberian (Ulmus pumula)Preserve 1818 11 Elm - Siberian (Ulmus pumula)Preserve 1819 15 Cottonwood (Populus deltoides)REMOVE 1820 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1821 20 Ash - Green (Fraxinus pennsylvanica)REMOVE 1822 15 Ash - Green (Fraxinus pennsylvanica)REMOVE 1823 23 Ash - Green (Fraxinus pennsylvanica)REMOVE 1824 9 Elm - Siberian (Ulmus pumula)REMOVE 1825 10 Elm - Siberian (Ulmus pumula)REMOVE 1826 14 Elm - Siberian (Ulmus pumula)REMOVE 1827 10 Elm - Siberian (Ulmus pumula)REMOVE 1828 10 Elm - Siberian (Ulmus pumula)REMOVE 1829 9 Elm - Siberian (Ulmus pumula)REMOVE 1830 8 Elm - Siberian (Ulmus pumula)REMOVE 1831 15 Ash - Green (Fraxinus pennsylvanica)REMOVE 1832 21 Ash - Green (Fraxinus pennsylvanica)REMOVE 1833 22 Maple - Silver (acer saccharinum)REMOVE 1834 15 Ash - Green (Fraxinus pennsylvanica)REMOVE 1835 22 Maple - Silver (acer saccharinum)REMOVE 1836 38 Ash - Green (Fraxinus pennsylvanica)REMOVE 1837 18 Maple - Silver (acer saccharinum)REMOVE 1838 14 Maple - Silver (acer saccharinum)REMOVE 1839 14 Maple - Silver (acer saccharinum)REMOVE 1840 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 1841 12 Ash - Green (Fraxinus pennsylvanica)REMOVE 1842 9 Elm - Siberian (Ulmus pumula)REMOVE 1843 13 Ash - Green (Fraxinus pennsylvanica)REMOVE 1844 10 Elm - American (Ulmus americana)REMOVE 1845 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1846 12 Elm - American (Ulmus americana)REMOVE 1847 12 Maple - Silver (acer saccharinum)REMOVE 1848 9 Elm - American (Ulmus americana)REMOVE 1849 8 Maple - Silver (acer saccharinum)REMOVE 1850 9 Maple - Silver (acer saccharinum)REMOVE 1851 11 Maple - Silver (acer saccharinum)REMOVE 1852 9 Maple - Silver (acer saccharinum)REMOVE 1853 16 Elm - American (Ulmus americana)REMOVE 1854 12 Maple - Silver (acer saccharinum)REMOVE 1855 11 Maple - Silver (acer saccharinum)REMOVE 1856 9 Maple - Silver (acer saccharinum)REMOVE 1857 11 Maple - Silver (acer saccharinum)REMOVE 1858 40 Ash - Green (Fraxinus pennsylvanica)REMOVE 1859 19 Maple - Silver (acer saccharinum)REMOVE 1860 14 Maple - Silver (acer saccharinum)REMOVE 1861 9 Ash - Green (Fraxinus pennsylvanica)REMOVE 1862 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1863 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1864 14 Maple - Silver (acer saccharinum)REMOVE 1865 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 1866 8 Maple - Silver (acer saccharinum)REMOVE 1867 14 Maple - Silver (acer saccharinum)REMOVE 1868 11 Maple - Silver (acer saccharinum)REMOVE 1869 8 Elm - American (Ulmus americana)REMOVE 1870 12 Maple - Silver (acer saccharinum)REMOVE 1871 9 Maple - Silver (acer saccharinum)REMOVE 1872 11 Ash - Green (Fraxinus pennsylvanica)REMOVE 1873 12 Maple - Silver (acer saccharinum)REMOVE 1874 9 Maple - Silver (acer saccharinum)REMOVE 1875 16 Ash - Green (Fraxinus pennsylvanica)Preserve 1876 15 Ash - Green (Fraxinus pennsylvanica)Preserve 1877 8 Ash - Green (Fraxinus pennsylvanica)Preserve 1878 10 Ash - Green (Fraxinus pennsylvanica)Preserve 1879 14 Maple - Silver (acer saccharinum)Preserve 1880 14 Ash - Green (Fraxinus pennsylvanica)Preserve 1881 11 Ash - Green (Fraxinus pennsylvanica)Preserve 1882 8 Ash - Green (Fraxinus pennsylvanica)Preserve 1883 14 Maple - Silver (acer saccharinum)Preserve 1884 19 Ash - Green (Fraxinus pennsylvanica)Preserve 1885 14 Ash - Green (Fraxinus pennsylvanica)Preserve 1886 15 Ash - Green (Fraxinus pennsylvanica)Preserve 1887 15 Elm - American (Ulmus americana)Preserve 1888 9 Cottonwood (Populus deltoides)Preserve 1889 11 Cottonwood (Populus deltoides)Preserve 1890 19 Ash - Green (Fraxinus pennsylvanica)Preserve 1891 8 Ash - Green (Fraxinus pennsylvanica)Preserve 1892 8 Ash - Green (Fraxinus pennsylvanica)Preserve 1893 8 Ash - Green (Fraxinus pennsylvanica)Preserve 1894 17 Elm - American (Ulmus americana)Preserve 1895 17 Ash - Green (Fraxinus pennsylvanica)Preserve 1896 11 Elm - American (Ulmus americana)Preserve 1897 10 Elm - American (Ulmus americana)Preserve 1898 11 Ash - Green (Fraxinus pennsylvanica)Preserve 1899 9 Ash - Green (Fraxinus pennsylvanica)Preserve 1900 10 Ash - Green (Fraxinus pennsylvanica)Preserve 1901 18 Ash - Green (Fraxinus pennsylvanica)Preserve 1902 18 Box Elder (Acer negundo)Preserve 1903 9 Box Elder (Acer negundo)Preserve 1904 9 Ash - Green (Fraxinus pennsylvanica)Preserve 1905 13 Ash - Green (Fraxinus pennsylvanica)Preserve 1906 9 Ash - Green (Fraxinus pennsylvanica)Preserve 1907 10 Box Elder (Acer negundo)REMOVE 1908 10 Elm - American (Ulmus americana)REMOVE 1909 9 Elm - American (Ulmus americana)REMOVE 1910 9 Maple - Silver (acer saccharinum)REMOVE 1911 10 Maple - Silver (acer saccharinum)REMOVE 1912 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 1913 8 Maple - Silver (acer saccharinum)REMOVE 1914 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1915 10 Ash - Green (Fraxinus pennsylvanica)Preserve 1916 8 Maple - Silver (acer saccharinum)REMOVE 1917 9 Maple - Silver (acer saccharinum)REMOVE 1918 8 Maple - Silver (acer saccharinum)REMOVE 1919 9 Maple - Silver (acer saccharinum)REMOVE 1920 9 Box Elder (Acer negundo)Preserve 1921 10 Box Elder (Acer negundo)Preserve 1922 11 Box Elder (Acer negundo)Preserve 1923 13 Maple - Silver (acer saccharinum)REMOVE 1924 27 Cottonwood (Populus deltoides)Preserve 1925 11 Birch - River (Betula nigra)Preserve 1926 10 Fir - Balsam (Abies balsamea)Preserve 1927 9 Fir - Balsam (Abies balsamea)Preserve 1928 10 Fir - Balsam (Abies balsamea)REMOVE 1929 9 Fir - Balsam (Abies balsamea)REMOVE 1930 10 Fir - Balsam (Abies balsamea)REMOVE 1931 11 Birch - River (Betula nigra)REMOVE 1932 8 Box Elder (Acer negundo)REMOVE 1933 8 Maple - Silver (acer saccharinum)REMOVE 1934 9 Box Elder (Acer negundo)REMOVE 1935 9 Box Elder (Acer negundo)REMOVE 1936 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1937 9 Elm - Siberian (Ulmus pumula)REMOVE 1938 8 Box Elder (Acer negundo)REMOVE 1939 10 Cottonwood (Populus deltoides)REMOVE 1940 11 Cottonwood (Populus deltoides)REMOVE 1941 13 Cottonwood (Populus deltoides)REMOVE 1942 14 Cottonwood (Populus deltoides)REMOVE 1943 10 Cottonwood (Populus deltoides)REMOVE 1944 11 Cottonwood (Populus deltoides)REMOVE 1945 12 Elm - Siberian (Ulmus pumula)REMOVE 1946 9 Elm - Siberian (Ulmus pumula)REMOVE 1947 13 Box Elder (Acer negundo)REMOVE 1948 13 European Mountain Ash (Sorbus aucuparia)REMOVE 1949 8 Elm - American (Ulmus americana)REMOVE 1950 13 Elm - Siberian (Ulmus pumula)REMOVE 1951 11 Elm - Siberian (Ulmus pumula)REMOVE 1952 8 Elm - Siberian (Ulmus pumula)REMOVE 1953 13 Elm - Siberian (Ulmus pumula)REMOVE 1954 10 Elm - American (Ulmus americana)REMOVE 1955 15 Elm - Siberian (Ulmus pumula)REMOVE 1956 9 Elm - Siberian (Ulmus pumula)REMOVE 1957 11 Elm - American (Ulmus americana)REMOVE 1958 12 Elm - Siberian (Ulmus pumula)REMOVE 1959 8 Elm - Siberian (Ulmus pumula)REMOVE 1960 12 Elm - Siberian (Ulmus pumula)REMOVE 1961 11 Elm - Siberian (Ulmus pumula)REMOVE 1962 8 Elm - Siberian (Ulmus pumula)REMOVE 1963 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 1964 14 Elm - Siberian (Ulmus pumula)REMOVE 1965 12 Elm - Siberian (Ulmus pumula)REMOVE 1966 8 Elm - Siberian (Ulmus pumula)REMOVE 1967 8 Elm - Siberian (Ulmus pumula)REMOVE 1968 11 Elm - Siberian (Ulmus pumula)REMOVE 1969 14 Elm - Siberian (Ulmus pumula)REMOVE 1970 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1971 9 Elm - Siberian (Ulmus pumula)REMOVE 1972 15 Elm - Siberian (Ulmus pumula)REMOVE 1973 11 Elm - Siberian (Ulmus pumula)REMOVE 1974 10 Elm - Siberian (Ulmus pumula)REMOVE 1975 9 Elm - Siberian (Ulmus pumula)REMOVE 1976 10 Elm - Siberian (Ulmus pumula)REMOVE 1977 13 Elm - Siberian (Ulmus pumula)REMOVE 1978 15 Elm - Siberian (Ulmus pumula)REMOVE 1979 13 Elm - Siberian (Ulmus pumula)REMOVE 1980 12 Elm - Siberian (Ulmus pumula)REMOVE 1981 11 Elm - Siberian (Ulmus pumula)REMOVE 1982 19 Elm - Siberian (Ulmus pumula)REMOVE 1983 23 Elm - Siberian (Ulmus pumula)REMOVE 1984 19 Elm - Siberian (Ulmus pumula)REMOVE 1985 15 Elm - Siberian (Ulmus pumula)REMOVE 1986 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 1987 29 Elm - Siberian (Ulmus pumula)REMOVE 1988 10 Elm - Siberian (Ulmus pumula)REMOVE 1989 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 1990 12 Elm - Siberian (Ulmus pumula)REMOVE 1991 13 Elm - Siberian (Ulmus pumula)REMOVE 1992 21 Elm - Siberian (Ulmus pumula)REMOVE 1993 13 Elm - Siberian (Ulmus pumula)REMOVE 1994 15 Elm - Siberian (Ulmus pumula)REMOVE 1995 8 Elm - Siberian (Ulmus pumula)REMOVE 1996 9 Elm - Siberian (Ulmus pumula)REMOVE 1997 8 Elm - Siberian (Ulmus pumula)REMOVE 1998 9 Elm - Siberian (Ulmus pumula)REMOVE 1999 16 Elm - Siberian (Ulmus pumula)REMOVE 2000 8 Elm - Siberian (Ulmus pumula)REMOVE REMOVE 1 17 Elm - Siberian (Ulmus pumula)REMOVE 2 10 Elm - Siberian (Ulmus pumula)REMOVE 3 11 Elm - Siberian (Ulmus pumula)REMOVE 4 19 Elm - Siberian (Ulmus pumula)REMOVE 5 17 Elm - Siberian (Ulmus pumula)REMOVE 6 16 Elm - Siberian (Ulmus pumula)REMOVE 7 8 Elm - American (Ulmus americana)REMOVE 8 9 Elm - Siberian (Ulmus pumula)REMOVE 9 9 Elm - Siberian (Ulmus pumula)REMOVE 10 10 Elm - American (Ulmus americana)REMOVE 11 10 Elm - Siberian (Ulmus pumula)REMOVE 12 9 Elm - Siberian (Ulmus pumula)REMOVE 13 9 Elm - Siberian (Ulmus pumula)REMOVE 14 15 Elm - Siberian (Ulmus pumula)REMOVE 15 9 Elm - Siberian (Ulmus pumula)REMOVE 16 15 Elm - Siberian (Ulmus pumula)REMOVE 17 14 Elm - Siberian (Ulmus pumula)REMOVE 18 9 Elm - Siberian (Ulmus pumula)REMOVE 19 11 Elm - Siberian (Ulmus pumula)REMOVE 20 8 Elm - Siberian (Ulmus pumula)REMOVE 21 12 Elm - Siberian (Ulmus pumula)REMOVE 22 12 Elm - Siberian (Ulmus pumula)REMOVE 23 17 Elm - Siberian (Ulmus pumula)REMOVE 24 11 Elm - Siberian (Ulmus pumula)REMOVE 25 9 Elm - Siberian (Ulmus pumula)REMOVE 26 14 Elm - Siberian (Ulmus pumula)REMOVE 27 10 Elm - American (Ulmus americana)REMOVE 28 8 Box Elder (Acer negundo)REMOVE 29 15 Box Elder (Acer negundo)REMOVE 30 21 Elm - Siberian (Ulmus pumula)REMOVE 31 11 Elm - Siberian (Ulmus pumula)REMOVE 32 13 Elm - Siberian (Ulmus pumula)REMOVE 33 9 Elm - American (Ulmus americana)REMOVE 34 9 Elm - Siberian (Ulmus pumula)REMOVE 35 28 Elm - Siberian (Ulmus pumula)REMOVE 36 10 Elm - Siberian (Ulmus pumula)REMOVE 37 12 Elm - Siberian (Ulmus pumula)REMOVE 38 8 Elm - Siberian (Ulmus pumula)REMOVE 39 15 Elm - Siberian (Ulmus pumula)REMOVE 40 10 Elm - Siberian (Ulmus pumula)REMOVE 41 9 Elm - Siberian (Ulmus pumula)REMOVE 42 14 Elm - Siberian (Ulmus pumula)REMOVE 43 8 Elm - Siberian (Ulmus pumula)REMOVE 44 22 Elm - Siberian (Ulmus pumula)REMOVE 45 10 Elm - Siberian (Ulmus pumula)REMOVE 46 14 Elm - Siberian (Ulmus pumula)REMOVE 47 8 Elm - Siberian (Ulmus pumula)REMOVE 48 14 Elm - Siberian (Ulmus pumula)REMOVE 49 9 Elm - Siberian (Ulmus pumula)REMOVE 50 15 Elm - Siberian (Ulmus pumula)REMOVE 51 14 Elm - Siberian (Ulmus pumula)REMOVE 52 16 Elm - Siberian (Ulmus pumula)REMOVE 53 9 Elm - Siberian (Ulmus pumula)REMOVE 54 10 Elm - Siberian (Ulmus pumula)REMOVE 55 18 Elm - Siberian (Ulmus pumula)REMOVE 56 16 Elm - Siberian (Ulmus pumula)REMOVE 57 12 Elm - Siberian (Ulmus pumula)REMOVE 58 9 Elm - Siberian (Ulmus pumula)REMOVE 59 15 Elm - Siberian (Ulmus pumula)REMOVE 60 20 Elm - Siberian (Ulmus pumula)REMOVE 61 13 Elm - Siberian (Ulmus pumula)REMOVE 62 8 Elm - Siberian (Ulmus pumula)REMOVE 63 14 Elm - Siberian (Ulmus pumula)REMOVE 64 19 Elm - Siberian (Ulmus pumula)REMOVE 65 11 Ash - Green (Fraxinus pennsylvanica)REMOVE 66 9 Ash - Green (Fraxinus pennsylvanica)REMOVE 67 24 Ash - Green (Fraxinus pennsylvanica)REMOVE 68 10 Elm - American (Ulmus americana)REMOVE 69 14 Ash - Green (Fraxinus pennsylvanica)REMOVE 70 14 Cottonwood (Populus deltoides)REMOVE 71 9 Elm - Siberian (Ulmus pumula)REMOVE 72 15 Cottonwood (Populus deltoides)REMOVE 73 14 Elm - Siberian (Ulmus pumula)REMOVE 74 8 Elm - Siberian (Ulmus pumula)REMOVE 75 13 Elm - Siberian (Ulmus pumula)Preserve 76 14 Basswood (Tilia americana)Preserve 77 9 Basswood (Tilia americana)Preserve 78 9 Elm - Siberian (Ulmus pumula)Preserve 79 17 Basswood (Tilia americana)REMOVE 80 8 Elm - American (Ulmus americana)REMOVE 81 10 Basswood (Tilia americana)REMOVE 82 13 Basswood (Tilia americana)REMOVE 83 8 Elm - American (Ulmus americana)REMOVE 84 8 Basswood (Tilia americana)REMOVE 85 13 Basswood (Tilia americana)REMOVE 86 10 Basswood (Tilia americana)REMOVE 87 12 Basswood (Tilia americana)REMOVE 88 11 Basswood (Tilia americana)REMOVE 89 12 Basswood (Tilia americana)REMOVE 90 18 Box Elder (Acer negundo)REMOVE 91 10 Elm - American (Ulmus americana)REMOVE 92 10 Basswood (Tilia americana)REMOVE 93 16 Basswood (Tilia americana)REMOVE 94 15 Basswood (Tilia americana)REMOVE 95 20 Basswood (Tilia americana)REMOVE 96 15 Basswood (Tilia americana)REMOVE 97 16 Ash - Green (Fraxinus pennsylvanica)REMOVE 98 8 Basswood (Tilia americana)REMOVE 99 12 Ash - Green (Fraxinus pennsylvanica)REMOVE 100 14 Ash - Green (Fraxinus pennsylvanica)REMOVE 101 13 Basswood (Tilia americana)REMOVE 102 8 Elm - American (Ulmus americana)REMOVE 103 8 Box Elder (Acer negundo)REMOVE 104 9 Basswood (Tilia americana)REMOVE 105 17 Ash - Green (Fraxinus pennsylvanica)REMOVE 106 15 Ash - Green (Fraxinus pennsylvanica)REMOVE 107 13 Ash - Green (Fraxinus pennsylvanica)REMOVE 108 19 Box Elder (Acer negundo)REMOVE 109 11 Basswood (Tilia americana)REMOVE 110 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 111 8 Ash - Green (Fraxinus pennsylvanica)REMOVE 112 16 Ash - Green (Fraxinus pennsylvanica)REMOVE 113 15 Ash - Green (Fraxinus pennsylvanica)REMOVE 114 12 Ash - Green (Fraxinus pennsylvanica)REMOVE 115 19 Ash - Green (Fraxinus pennsylvanica)REMOVE 116 13 Maple - Silver (acer saccharinum)REMOVE 117 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 118 18 Basswood (Tilia americana)REMOVE 119 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 120 12 Ash - Green (Fraxinus pennsylvanica)REMOVE 121 10 Ash - Green (Fraxinus pennsylvanica)REMOVE 122 18 Ash - Green (Fraxinus pennsylvanica)REMOVE 123 15 Elm - American (Ulmus americana)REMOVE 124 8 Elm - American (Ulmus americana)REMOVE 125 13 Ash - Green (Fraxinus pennsylvanica)REMOVE 126 14 Elm - Siberian (Ulmus pumula)REMOVE 127 10 Elm - American (Ulmus americana)REMOVE 128 8 Basswood (Tilia americana)REMOVE 129 16 Ash - Green (Fraxinus pennsylvanica)REMOVE 130 12 Ash - Green (Fraxinus pennsylvanica)REMOVE 131 11 Ash - Green (Fraxinus pennsylvanica)REMOVE 132 12 Ash - Green (Fraxinus pennsylvanica)REMOVE 133 11 Box Elder (Acer negundo)REMOVE 134 30 Elm - Siberian (Ulmus pumula)REMOVE 135 15 Ash - Green (Fraxinus pennsylvanica)REMOVE 136 11 Ash - Green (Fraxinus pennsylvanica)REMOVE 137 8 Box Elder (Acer negundo)REMOVE 138 11 Box Elder (Acer negundo)REMOVE 139 12 Box Elder (Acer negundo)REMOVE 140 8 Basswood (Tilia americana)REMOVE 141 14 Maple - Silver (acer saccharinum)REMOVE 142 8 Maple - Silver (acer saccharinum)REMOVE 143 8 Maple - Silver (acer saccharinum)REMOVE 144 8 Box Elder (Acer negundo)REMOVE 145 8 Box Elder (Acer negundo)REMOVE 146 13 Box Elder (Acer negundo)REMOVE 147 9 Maple - Silver (acer saccharinum)REMOVE 148 9 Box Elder (Acer negundo)REMOVE 149 10 Box Elder (Acer negundo)REMOVE 150 9 Maple - Silver (acer saccharinum)REMOVE 151 10 Maple - Silver (acer saccharinum)REMOVE 152 9 Maple - Silver (acer saccharinum)REMOVE 153 10 Maple - Silver (acer saccharinum)REMOVE 154 8 Maple - Silver (acer saccharinum)REMOVE 155 8 Maple - Silver (acer saccharinum)REMOVE 156 9 Maple - Silver (acer saccharinum)REMOVE 157 14 Box Elder (Acer negundo)REMOVE 158 10 Maple - Silver (acer saccharinum)REMOVE 159 39 Maple - Silver (acer saccharinum)Preserve 160 9 Maple - Silver (acer saccharinum)REMOVE 161 8 Maple - Silver (acer saccharinum)REMOVE 162 8 Maple - Silver (acer saccharinum)REMOVE 163 9 Maple - Silver (acer saccharinum)REMOVE 164 8 Maple - Silver (acer saccharinum)REMOVE 165 8 Maple - Silver (acer saccharinum)REMOVE 166 10 Maple - Silver (acer saccharinum)REMOVE 167 8 Box Elder (Acer negundo)REMOVE 168 11 Box Elder (Acer negundo)REMOVE 169 11 Maple - Silver (acer saccharinum)REMOVE 170 10 Maple - Silver (acer saccharinum)REMOVE 171 13 Maple - Silver (acer saccharinum)REMOVE 172 8 Basswood (Tilia americana)REMOVE 173 8 Box Elder (Acer negundo)REMOVE 174 12 Box Elder (Acer negundo)REMOVE 175 11 Maple - Silver (acer saccharinum)REMOVE 176 32 Oak - White (Quercus alba)REMOVE 177 30 Oak - White (Quercus alba)REMOVE 178 8 Box Elder (Acer negundo)REMOVE 179 13 Box Elder (Acer negundo)REMOVE 180 9 Maple - Silver (acer saccharinum)REMOVE 181 11 Ash - Green (Fraxinus pennsylvanica)REMOVE 182 13 Basswood (Tilia americana)REMOVE 183 8 Box Elder (Acer negundo)REMOVE 184 9 Basswood (Tilia americana)REMOVE 185 31 Basswood (Tilia americana)REMOVE 186 26 Basswood (Tilia americana)REMOVE 187 22 Basswood (Tilia americana)REMOVE 188 10 Elm - American (Ulmus americana)Preserve 189 12 Elm - American (Ulmus americana)Preserve 190 8 Elm - American (Ulmus americana)REMOVE 191 33 Oak - White (Quercus alba)REMOVE 192 10 Basswood (Tilia americana)REMOVE 193 12 Elm - American (Ulmus americana)REMOVE 194 41 Oak - White (Quercus alba)REMOVE 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 3 2 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 0 - T R E E . D W G :L0 . 0 2 T R E E R E M O V A L S L I S T TREE REMOVALS LIST L0.02 FN D I P 1 / 2 " OP E N T I P P E D FN D I P 1 / 2 " O P E N FN D I P CA P P E D 2 4 9 9 2 FN D I P CA P P E D 2 4 9 9 2 WE T L A N D L O C A T E D B Y S A M B A T E K O N 0 9 / 2 7 / 2 0 2 2 AN D D E L I N E A T E D B Y S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 WE T L A N D L O C A T E D B Y S A M B A T E K ON 0 9 / 2 7 / 2 0 2 2 A N D D E L I N E A T E D BY S A M B A T E K O N 0 9 / 1 5 / 2 0 2 2 IE : 9 4 7 . 5 1 RE : 9 4 8 . 6 8 IE : 9 4 5 . 7 3 IE : 9 4 6 . 6 0 12" CMP RE : 9 4 8 . 5 1 IE : 9 4 5 . 3 9 N E IE : 9 4 5 . 2 9 W IE : 9 4 5 . 2 0 S E * 1 2 " R C P 12" R C P 12" R C P RE : 9 4 8 . 5 9 IE : 9 4 5 . 2 9 N W * IE : 9 4 5 . 7 0 S E * 12" D R A I N T I L E A P P R O X I M A T E L O C A T I O N (P E R P L A N ) (PE R P L A N ) (PER P L A N ) (P E R P L A N ) (P E R P L A N ) >>>>>> >>UE UE UE >> EXISTING POND HWL: 947.47 NWL: 947.00 P O N D 1 2 N H W L : 9 4 6 . 8 0 N W L : 9 4 3 . 5 0 POND 13N HWL:948.52 NWL:946.50 EXISTING CEMETERY SWALE O S W A L D F A R M R O A D HO P E W A Y OSWALD FARM ROAD HUNTE R S R I D G E HU N T E R S R I D G E OS W A L D F A R M R O A D PO N D 5 N HW L : 9 4 0 . 5 0 NW L : 9 3 8 . 5 0 FI L T R A T I O N 6 F HW L : 9 4 0 . 0 4 POND 11N HWL:948.91 NWL:945.60 FILTRATION 11F HWL:948.91 FI L T R A T I O N 1 2 F 2 HW L : 9 4 6 . 5 9 F I L T R A T I O N 1 2 F 1 H W L : 9 4 6 . 7 1 CO U N T Y R O A D # 3 0 COUNTY ROAD #116 HO P E W A Y TOT LOT PO N D 2 N HW L : 9 4 6 . 3 1 NW L : 9 4 4 . 0 0 PO N D 4 N HW L : 9 4 8 . 6 7 NW L : 9 4 4 . 0 0 SENIOR HOUSING MULTI-FAMILY HOUSING "F" 51,000 S.F.PROPOSED MEDICAL "D" 28,800 S.F. (2 STORIES) FFE=952.00 PROPOSED MEDICAL "C" 31,300 S.F. (2 STORIES) FFE=952.00 PROPOSED RETAIL "B" 10,100 S.F. FFE=952.00 PROPOSED ROWHOMES "J" PROPOSED VILLAS "I" WATER TOWER 4 STORIES OVER 1 20 UNITS 8 UNITS FFE=948.25 4 U N I T S FF E = 9 5 1 . 0 0 52 UNITS 5.52 ACRES 3.40 ACRES 5.65 ACRES 4.25 ACRES 122 UNITS IL/AL FFE=953 / GFE=942 184 UNITS FUTURE CEMETERY PROPOSED RETAIL "E" 10,000 S.F. FFE=952.00 1.2 ACRES 8 UNITS FFE=949.75 8 U N I T S FF E = 9 4 9 . 5 0 / L F E = 9 4 1 . 5 0 8 UNITS FFE=948.50 28 MC Units MC GARDEN ACTIVE SENIOR 110 UNITS FFE=953 GFE=942 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 22 23 24 2526 21 8 UNI T S FFE=9 5 2 . 2 5 4 U N I T S FF E = 9 5 2 . 5 0 LF E = 9 4 4 . 5 0 FFE=954 GFE=943 3 U N I T S FF E = 9 5 4 . 0 0 LF E = 9 5 0 . 0 0 FI L T R A T I O N 3 F HW L : 9 4 5 . 2 0 RE Q U I R E D A V G 3 5 ' BU F F E R : 5 1 7 5 1 S F EXISTING WETLAND HWL: 938.56 NWL: 937.88 148 UNITS 40,355 S.F. FFE=954.00 PR O V I D E D B U F F E R : 57 2 8 1 S F PROPOSED MULTIFAMILY "A" DRAINAGE & UTILITY EASEMENT 50 . 0 ' 50 . 0 ' 10.0' PROPOSED ROW 100.0' EXISTING ROW ENHANCED LANDSCAPING EN H A N C E D L A N D S C A P I N G ASSUMED TUNNEL BOTTOM 15 FT BELOW PROPOSED STREET ELEVATION FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 2 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 . 7 5 FF E = 9 5 0 FF E = 9 5 0 FF E = 95 3 . 1 4 FF E = 95 2 . 8 7 FF E = 95 2 . 5 0 FF E = 95 2 . 2 0 FF E = 95 2 . 1 6 FF E = 95 2 . 3 7 FF E = 95 3 . 0 7 FF E = 95 3 . 9 2 FF E = 95 4 . 7 5 FF E = 95 5 . 1 6 FF E = 95 4 . 8 9 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 FF E = 95 2 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 2 . 0 0 L F E = 9 4 8 . 0 0 F F E = 9 5 3 . 0 0 L F E = 9 4 9 . 0 0 F F E = 9 5 3 . 3 0 L F E = 9 4 9 . 3 0 T P TP TP TP TP TP TP T P TP T P T P 83 ' 64 ' 96 ' 77' 71' TYPE D BUFFER; 30' WITH FENCE TYPE D BUFFER; 30' WITH FENCE TYPE D BUFFER; 40' NO FENCE TY P E D B U F F E R ; 4 0 ' W I T H F E N C E TY P E D B U F F E R ; 5 0 ' N O B E R M TYP E D B U F F E R ; 30' W I T H F E N C E TYPE D BUFFER; 30' WITH FENCE SNOW STORAGE SNOW STORAGE SNOW STORAGE SNOW STORAGE SNOW STORAGE SNOW STORAGE SCALE IN FEET 0 12060 NORTH NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY 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. PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 0 3 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 1 - L S C P . D W G :L1 . 0 1 L A N D S C A P E P L A N © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023 John R. Workman 10/20/2023 59119 1 01/12/2024 EJC MA MA City Resubmittal 1 LEGEND EASEMENT CURB & GUTTER BUILDING RETAINING WALL SIGN PIPE BOLLARD STANDARD DUTY ASPHALT PAVING CONCRETE PAVING PROPERTY LIMIT EXISTINGPROPOSED GROUND COVER SCHEDULE WETLAND LIMITS TREELINE CONCRETE SIDEWALK S S SANITARY SEWER LANDSCAPE EDING STORM SEWER WATERMAIN FORCEMAIN (SAN.) YARDDRAIN TPTREE PROTECTION FENCE LIMITS OF DISTURBANCE TREE TO BE REMOVED D S LS RIPRAP 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 0 3 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 1 - L S C P . D W G :L1 . 0 1 L A N D S C A P E P L A N LANDSCAPE PLAN L1.01 SYMBOL CODE BOTANICAL / COMMON NAME CONT GROUND COVERS 25-131 MNDOT Seed Mix 25-131 / Low Maintenance Fescue mix Seed 33-261 MNDOT Seed Mix 33-261 / Ponds and Wet Areas Seed 34-171 MNDOT Seed Mix 34-171 / Wetland Rehabilitation Seed PLANT SCHEDULE ALL DISTURBED AREAS NOT HATCH SHALL BE SODDED NO DATE BY CKD APPR SHEET Date License # Print Name: DRAWN BY DESIGNED BY CHECKED BY PROJECT NO. PRELIMINARY DESIGN REVIEW PERMIT SUBMITTAL CONSTRUCTION DOCUMENTS REV. COMMENT Engineering | Surveying | Planning | Environmental 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 0 3 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 1 - L S C P . D W G :L1 . 0 2 P L A N T S C H E D U L E S © 2021 Sambatek HOPE COMMUNITY CHURCH HOPE COMMUNITY CHURCH DEVELOPMENT PROJECT CORCORAN, MN PRELIMINARY PUD PLANS 51372 11/22/2023101/12/2024 EJC MA MA City Resubmittal 124 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 0 3 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 1 - L S C P . D W G :L1 . 0 2 P L A N T S C H E D U L E S 24 . 1 S ( L M S T E C H ) | EM I L Y C A S T A N I A S , P E ( M N ) | 1/ 1 2 / 2 0 2 4 3 : 3 9 : 0 3 P M L: \ P R O J E C T S \ 5 1 3 7 2 \ C A D \ S H E E T S \ 5 1 3 7 2 - L 1 - L S C P . D W G :L1 . 0 2 P L A N T S C H E D U L E S PLANT SCHEDULES L1.02 CALCULATIONS MULTIFAMILY HOUSING "A"- ONE OVERSTORY TREE PER UNIT ENHANCED SCREENING REQUIREMENTS: (315 / 100 = 3.15) ONE OVERSTORY DECIDUOUS TREE PER 100 FEET OF PROPERTY LINE ONE OVERSTORY CONIFEROUS TREE PER 100 FEET OF PROPERTY LINE 2 ORNAMENTAL TREES PER 100 FEET OF PROPERTY LINE 10 UNDERSTORY SHRUBS PER 100 FEET OF PROPERTY LINE BUFFER REQUIREMENTS (50'): 6 OVERSTORY TREES PER 100 LF (375/ 100) *6 = 23 9 UNDERSTORY TREES PER 100 LF (375/ 100) *9 = 34 18 SHRUBS PER 100 LF (375/ 100) *18 = 67 RETAIL "B,C,D,E"- ONE OVERSTORY TREE PER BUILDING AREA OR PER SITE PERIMETER WHICHEVER IS GREATER((110,300SF/ 1,000) =111 OR (2,768LF/ 50) =56) ONE UNDERSTORY SHRUB PER BUILDING AREA OR PER SITE PERIMETER WHICHEVER IS GREATER((110,300SF/ 300) =368 OR (2,768LF/ 30) =93) ENHANCED SCREENING REQUIREMENTS: (890 / 100 = 8.9) ONE OVERSTORY DECIDUOUS TREE PER 100 FEET OF PROPERTY LINE ONE OVERSTORY CONIFEROUS TREE PER 100 FEET OF PROPERTY LINE 2 ORNAMENTAL TREES PER 100 FEET OF PROPERTY LINE 10 UNDERSTORY SHRUBS PER 100 FEET OF PROPERTY LINE MULTIFAMILY HOUSING "F"- ONE OVERSTORY TREE PER UNIT ENHANCED SCREENING REQUIREMENTS: (706 / 100 = 7.06) ONE OVERSTORY DECIDUOUS TREE PER 100 FEET OF PROPERTY LINE ONE OVERSTORY CONIFEROUS TREE PER 100 FEET OF PROPERTY LINE 2 ORNAMENTAL TREES PER 100 FEET OF PROPERTY LINE 10 UNDERSTORY SHRUBS PER 100 FEET OF PROPERTY LINE VILLAS "I"- ONE OVERSTORY TREE PER UNIT BUFFER REQUIREMENTS (30'): 6 OVERSTORY TREES PER 100 LF (687/ 100) *6 = 42 9 UNDERSTORY TREES PER 100 LF (687/ 100) *9 = 62 36 SHRUBS PER 100 LF (687/ 100) *36 = 248 6' FENCE BUFFER REQUIREMENTS (40'): 4 OVERSTORY TREES PER 100 LF (535/ 100) *4 = 22 6 UNDERSTORY TREES PER 100 LF (535/ 100) *6 = 33 24 SHRUBS PER 100 LF (535/ 100) *24 = 129 6'FENCE ROWHOMES "J"- ONE OVERSTORY TREE PER UNIT ENHANCED SCREENING REQUIREMENTS: (410 / 100 = 4.1) ONE OVERSTORY DECIDUOUS TREE PER 100 FEET OF PROPERTY LINE ONE OVERSTORY CONIFEROUS TREE PER 100 FEET OF PROPERTY LINE 2 ORNAMENTAL TREES PER 100 FEET OF PROPERTY LINE 10 UNDERSTORY SHRUBS PER 100 FEET OF PROPERTY LINE BUFFER REQUIREMENTS (30'): 6 OVERSTORY TREES PER 100 LF (122/ 100) *6 = 8 9 UNDERSTORY TREES PER 100 LF (122/ 100) *9 = 11 36 SHRUBS PER 100 LF (122/ 100) *36 = 44 6' FENCE BUFFER REQUIREMENTS (50'): 6 OVERSTORY TREES PER 100 LF (549/ 100) *6 = 33 9 UNDERSTORY TREES PER 100 LF (549/ 100) *9 = 50 18 SHRUBS PER 100 LF (549/ 100) *18 = 99 SENIOR HOUSING- ONE OVERSTORY TREE PER UNIT TOTAL TREES REQUIRED CORCORAN LANDSCAPE CALCULATIONS PROPOSED 95 4 4 7 32 23 34 67 140 - 9 9 17 89 148 8 8 15 71 64 42 62 248 43 65 129 65 5 5 9 41 8 11 44 33 50 99 253 1,183 REQUIRED 156 4 4 7 32 23 34 67 111 368 9 9 17 89 184 8 8 15 71 26 42 62 248 22 33 129 50 5 5 9 41 8 11 44 33 50 99 238 1,183 SYMBOL CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY TREES AB Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 2.5"Cal 1 RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 12 WS Betula papyrifera `Whitespire` / Whitespire Birch B & B 2.5"Cal 17 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 10 QA Populus tremuloides / Quaking Aspen B & B 2.5"Cal 14 SO Quercus bicolor / Swamp White Oak B & B 2.5"Cal 5 BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 4 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 8 CONIFERS LR Larix laricina / Tamarack B & B 6`11 BS Picea glauca densata / Black Hills Spruce B & B 6`22 WP Pinus strobus / White Pine B & B 6`19 PW Pinus strobus `Fastigiata` / Pyramidal White Pine B & B 6`3 ORN. TREES SB Amelanchier canadensis `Autumn Brilliance` / Autumn Brilliance Serviceberry B & B 2"Cal 21 HT Crataegus crus-galli `Inermis` / Thornless Hawthorn B & B 2.5"Cal 16 JL Syringa reticulata / Japanese Tree Lilac B & B 2"Cal 3 SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE QTY SHRUBS YD Cornus alba `Bud`s Yellow` / Bud`s Yellow Dogwood 5 gal 6 RD Cornus baileyi / Bailey`s Red-twig Dogwood 5 gal 28 FF Forsythia x `Fiesta` / Fiesta Forsythia 5 gal 10 DW Salix purpurea `Nana` / Dwarf Arctic Willow 5 gal 26 LB Syringa x `Bloomerang` / Lilac 5 gal 28 PLANT SCHEDULE MULTIFAMILY "A" SYMBOL CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY TREES AB Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 2.5"Cal 28 RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 3 WS Betula papyrifera `Whitespire` / Whitespire Birch B & B 2.5"Cal 17 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 10 HL Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 2.5"Cal 10 QA Populus tremuloides / Quaking Aspen B & B 2.5"Cal 15 SO Quercus bicolor / Swamp White Oak B & B 2.5"Cal 12 BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 25 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 5 CONIFERS LR Larix laricina / Tamarack B & B 6`11 BS Picea glauca densata / Black Hills Spruce B & B 6`9 WP Pinus strobus / White Pine B & B 6`12 ORN. TREES SB Amelanchier canadensis `Autumn Brilliance` / Autumn Brilliance Serviceberry B & B 2"Cal 12 SS Malus x `Spring Snow` / Spring Snow Crab Apple B & B 2"Cal 5 SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE QTY SHRUBS RD Cornus baileyi / Bailey`s Red-twig Dogwood 5 gal 32 FF Forsythia x `Fiesta` / Fiesta Forsythia 5 gal 26 LB Syringa x `Bloomerang` / Lilac 5 gal 31 PLANT SCHEDULE RETAIL "B,C,D,E" SYMBOL CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY TREES AB Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 2.5"Cal 13 RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 7 WS Betula papyrifera `Whitespire` / Whitespire Birch B & B 2.5"Cal 15 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 15 HL Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 2.5"Cal 23 QA Populus tremuloides / Quaking Aspen B & B 2.5"Cal 8 BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 13 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 14 CONIFERS LR Larix laricina / Tamarack B & B 6`9 BS Picea glauca densata / Black Hills Spruce B & B 6`35 WP Pinus strobus / White Pine B & B 6`12 ORN. TREES SS Malus x `Spring Snow` / Spring Snow Crab Apple B & B 2"Cal 15 SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE QTY SHRUBS FF Forsythia x `Fiesta` / Fiesta Forsythia 5 gal 12 AC Ribes alpinum / Alpine Currant 5 gal 23 LB Syringa x `Bloomerang` / Lilac 5 gal 36 PLANT SCHEDULE MULTIFAMILY "F" SYMBOL CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY TREES AB Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 2.5"Cal 31 RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 21 WS Betula papyrifera `Whitespire` / Whitespire Birch B & B 2.5"Cal 20 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 12 HL Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 2.5"Cal 6 QA Populus tremuloides / Quaking Aspen B & B 2.5"Cal 36 SO Quercus bicolor / Swamp White Oak B & B 2.5"Cal 19 BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 10 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 42 CONIFERS BF Abies balsamea / Balsam Fir B & B 6`3 LR Larix laricina / Tamarack B & B 6`31 BS Picea glauca densata / Black Hills Spruce B & B 6`11 WP Pinus strobus / White Pine B & B 6`18 PW Pinus strobus `Fastigiata` / Pyramidal White Pine B & B 6`9 ORN. TREES SB Amelanchier canadensis `Autumn Brilliance` / Autumn Brilliance Serviceberry B & B 2"Cal 4 HT Crataegus crus-galli `Inermis` / Thornless Hawthorn B & B 2.5"Cal 11 SS Malus x `Spring Snow` / Spring Snow Crab Apple B & B 2"Cal 6 SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE QTY SHRUBS YD Cornus alba `Bud`s Yellow` / Bud`s Yellow Dogwood 5 gal 5 RD Cornus baileyi / Bailey`s Red-twig Dogwood 5 gal 5 LH Hydrangea paniculata `Jane` / Little Lime Hydrangea 5 gal 30 AC Ribes alpinum / Alpine Currant 5 gal 34 PLANT SCHEDULE SENIOR HOUSING SYMBOL CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY TREES AB Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 2.5"Cal 10 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 7 HL Gleditsia triacanthos `Skyline` / Skyline Honey Locust B & B 2.5"Cal 4 BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 2 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 6 CONIFERS BF Abies balsamea / Balsam Fir B & B 6`16 BS Picea glauca densata / Black Hills Spruce B & B 6`14 WP Pinus strobus / White Pine B & B 6`17 ORN. TREES SB Amelanchier canadensis `Autumn Brilliance` / Autumn Brilliance Serviceberry B & B 2"Cal 29 HT Crataegus crus-galli `Inermis` / Thornless Hawthorn B & B 2.5"Cal 33 SS Malus x `Spring Snow` / Spring Snow Crab Apple B & B 2"Cal 13 SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE QTY SHRUBS YD Cornus alba `Bud`s Yellow` / Bud`s Yellow Dogwood 5 gal 83 RD Cornus baileyi / Bailey`s Red-twig Dogwood 5 gal 13 FF Forsythia x `Fiesta` / Fiesta Forsythia 5 gal 85 LH Hydrangea paniculata `Jane` / Little Lime Hydrangea 5 gal 65 AC Ribes alpinum / Alpine Currant 5 gal 17 LB Syringa x `Bloomerang` / Lilac 5 gal 24 PLANT SCHEDULE VILLAS "I" SYMBOL CODE BOTANICAL / COMMON NAME CONT CAL SIZE QTY TREES AB Acer freemanii `Autumn Blaze` / Autumn Blaze Maple B & B 2.5"Cal 8 RB Betula nigra `Cully` TM / Heritage Birch B & B 2.5"Cal 22 GB Ginkgo biloba `Autumn Gold` TM / Maidenhair Tree B & B 2.5"Cal 9 QA Populus tremuloides / Quaking Aspen B & B 2.5"Cal 6 SO Quercus bicolor / Swamp White Oak B & B 2.5"Cal 10 BL Tilia americana `Boulevard` / Boulevard Linden B & B 2.5"Cal 11 PE Ulmus americana `Princeton` / American Elm B & B 2.5"Cal 5 CONIFERS BF Abies balsamea / Balsam Fir B & B 6`19 LR Larix laricina / Tamarack B & B 6`10 BS Picea glauca densata / Black Hills Spruce B & B 6`19 WP Pinus strobus / White Pine B & B 6`13 PW Pinus strobus `Fastigiata` / Pyramidal White Pine B & B 6`9 ORN. TREES SB Amelanchier canadensis `Autumn Brilliance` / Autumn Brilliance Serviceberry B & B 2"Cal 31 SS Malus x `Spring Snow` / Spring Snow Crab Apple B & B 2"Cal 12 JL Syringa reticulata / Japanese Tree Lilac B & B 2"Cal 27 SYMBOL CODE BOTANICAL / COMMON NAME CONT SIZE QTY SHRUBS YD Cornus alba `Bud`s Yellow` / Bud`s Yellow Dogwood 5 gal 21 RD Cornus baileyi / Bailey`s Red-twig Dogwood 5 gal 45 FF Forsythia x `Fiesta` / Fiesta Forsythia 5 gal 36 AC Ribes alpinum / Alpine Currant 5 gal 18 DW Salix purpurea `Nana` / Dwarf Arctic Willow 5 gal 41 LB Syringa x `Bloomerang` / Lilac 5 gal 23 PLANT SCHEDULE ROWHOMES "J" HOPE COMMUNITY DEVELOPMENT EXAMPLE PHASING PLAN CORCORAN, MINNESOTA NOVEMBER 22, 2023 measure COUNTY ROAD 30 CO U N T Y R O A D 1 1 6 PHASE 1 PHASE 4 PHASE 2-3 PHASE 2 HOPE COMMUNITY DEVELOPMENT ARCHITECTURAL EXAMPLES 4 STORY MULTIFAMILY HOUSING & SENIOR LIVING SENIOR VILLAS NOVEMBER 22, 2023 measure HOPE COMMUNITY DEVELOPMENT ARCHITECTURAL EXAMPLES ROW TOWNHOMES NOVEMBER 22, 2023 MEDICAL OFFICE COMMERCIAL/ RETAIL measure Page 1 of 3 8200 County Road 116  Corcoran, MN 55340 763-420-2288  www.corcoranmn.gov MEMO Meeting Date: To: From: Re: February 1, 2024 Planning Commission Dwight Klingbeil, Planning Technician Planning Project Update Projects/comments in blue italics are new. The following is a status summary of active planning projects: 1.Commercial and Industrial Development Standards (Citywide) (City File 23-023) The purpose of this zoning ordinance amendment is to address and evaluate the allowed uses and use specific standards within commercial and industrial developments. The Council adopted a work plan at the November 20, 2023, regular meeting, and requested the Planning Commission to provide their initial feedback. The Planning Commission discussed this item at the December 5, 2023, meeting and expressed their desire Commercial and Industrial Development Standards address a number of items such as: specific architectural standards, infrastructure investment incentives, encouragement toward sustainable development practices, proper transitions of intensities and height, the permitted and conditional uses of each zoning type, verbiage, and lighting standards City Staff prepared a survey for current landowners and lessees to express their opinions on items to be addressed with this update. Staff mailed the online survey invitation to property owners and tenants whose property is either currently zoned, or guided for Commercial, Industrial, or Mixed-Use. 2.Minks Preliminary Plat, Final Plat, and Variance (PID 27-119-23-43-0005) (City File 23-025) Lyndon Minks applied for a preliminary plat, a final plat, and a variance which would allow him to adjust the western lot line of his property at 6925 Old Settlers Road. The Public Hearing for this item was held at the January 4, 2024, Planning Commission meeting. After a brief discussion, the Planning Commission recommended approval of the request, 3:0. Council approved this item at the January 25, 2024, Council Meeting. Agenda Item: 7b. Page 2 of 3 3. 3019 Addition Comprehensive Plan Amendment, Rezoning, and Preliminary Plat (PID 07-119-23-14-0003) (City File 23-027) Craig Scherber & Associates LLC have applied for a Preliminary Plat, Rezoning, and Comprehensive Plan Amendment for a Residential and Commercial Development on the property at PID 07-119-23-14-0003. The application includes 15 commercial lots and 4 single-family residential lots. This item is incomplete for City Review and is not currently scheduled for an upcoming meeting. 4. Hope Community Comprehensive Plan Amendment, Rezoning, Preliminary PUD, Preliminary Plat (PIDs 11-119-23-14-0003, 11-119-23-14-0005, 11-119-23- 14-0006, and 11-119-23-11-0012)(City File 23-028). Hope Community Church submitted application materials for a Preliminary Plat, Preliminary PUD, Rezoning, and Comprehensive Plan Amendment to allow for a mixed-use development around Hope Community Church. The proposed development includes medical offices, retail space, market rate apartments, townhomes, senior villas, and assisted living units. This item is complete for city review and the public hearing has been scheduled for the February 1, 2024, Planning Commission meeting. 5. Khacholing Center Place of Worship CUP (PID 06-119-23-13-0002) (City File 23- 029) Lobsang Yeshi & Nga Thi Ngoc Nguyen, of the Khacholing Center, applied for a Conditional Use Permit to hold regular religious assembly services at 23360 Oakdale Drive. This item is incomplete for City review and is not currently scheduled for any upcoming meetings. 6. Pioneer Trail Industrial Park Final Plat & Final PUD (PID 32-119-23-43-0005, 32- 119-23-43-0006, 32-119-23-43-0013)(City File 23-030). Contour Development LLC has applied for a Final Plat and a Final PUD at 6210 Pioneer Trail. The application consists of 0 lots and 3 outlots. This application is incomplete for City review and is not currently scheduled for any upcoming meetings. 7. Lister Garage CUP (PID 32-119-23-21-0007) (City File 23-031). J Brothers Design, Build, and Remodel has applied for a Conditional Use Permit to allow the construction of an accessory structure with sidewalls that exceed 10 feet in height in the front yard of 23615 Julie Ann Drive. This item is complete for City Review and the Public Hearing for this item is scheduled for the February 1, 2024, Planning Commission Meeting. 8. Tavera 6 Final Plat & Final PUD (PID 35-119-23-11-0003) (City File 23-032). Lennar submitted application materials for the Final Plat and Final PUD for Tavera 6th Addition, and staff is reviewing the materials for completeness. If complete, this item is tentatively scheduled for Council review during the February 22, 2024, Regular Meeting. Page 3 of 3 9. Woodland Hills Preliminary Plat, Rezone, & Variance (PID 36-119-23-33-0010, 36-119-23-33- 0003, 36-119-23-33-0007) (City File 23-033). Woodland Hills of Corcoran, Inc. & Gonyea Company submitted application materials for a Preliminary Plat, Rezoning, and a Variance to develop 60 single family lots on the northeast corner of the Hackamore Road and County Road 116 intersection. The proposal is to create 60 detached single-family lots, 1 amenity lot, and 5 outlots on a 36.74-acre site. Council provided informal feedback to the applicant’s concept plan (Northeast Hackamore 116 Concept Plan) during the July 27, 2023, Regular Meeting. This item is complete for City review and is tentatively scheduled for March 7th Planning Commission with City Council review anticipated on March 28th. 10. Chastek Farm Preliminary Plat, Preliminary PUD, Rezoning (PID 25-119-23-12-0002) (City File 23-034). Trek Real Estate & Development, Inc. submitted an application for a Preliminary Plat, Preliminary Planned Unit Development (PUD), and Rezoning of the Chastek Farm located at 7600 Maple Hill Road. The request is to allow the development of 117 single family lots on the 38.16-acre site. 101 of these lots would have a width of 55 feet, and the remaining 16 would have a width of 65 feet. This item is still being reviewed for completeness and is not currently scheduled for any upcoming meetings. Agenda Item: 7c. Page 1 of 2 8200 County Road 116, Corcoran, MN 55340 763-420-2288 email: general@corcoranmn.gov / website: www.corcoranmn.gov MEMO Meeting Date: To: From: Re: February 1, 2024 Planning Commission Michelle Fredrich City Council Report The Planning Commission last met on January 4, 2024. The following is a recap of some of the items discussed at City Council meetings since that time. A full recap can be found by reviewing the approved City Council minutes on the website. January 3, 2024, Council Work Session Meeting • Review Mission, Vision, Values, and Core Strategies o Council and staff reviewed 2023 short term goals and strategies and reestablished measurables for 2024. January 11, 2024, Council Meeting • 2022 Audit o Approved the Draft 2022 Audit Report, Final Report to be presented by Abdo at the January 25, 2024, Council Meeting. • City Park Ice Rink Direction o Council directed staff to open the Ice Rinks dependent upon weather with limited operations. Rink was open for a week and had to close due to inclement weather. • North Pioneer Society Request for Assistance – Burschville School o Approved funding assistance for foundation and floor repair for an amount not to exceed $15,000. • 2023 Year in Review o Council accepted Year in Review as presented and requested more information from each department for the 2024 Year in Review. January 25, 2024, Council Meeting • Planning Commissioner Jon Horn Resignation. o Approved resignation of Commissioner Jon Horn from the Planning Commission. • Hennepin County CSAH 19 & CR 117 HSIP Letter of Support. Page 2 of 2 o Approved a resolution supporting Hennepin County 2024 Highway Safety Improvements program application for the intersection of CSAH 19 & CR 117. • Authorize 2024 Road Materials o Authorized staff to obtain quotes for various road materials. • Holiday Toy and Food Drive – Budget and Date Selection o Approved for 2024 and requested itemized cost analysis of the program. • Parks and Trails Commission Reappointment o Approved the reappointment of Commissioner Nybo and Commissioner Strehler to the Parks and Trails Commission. • Charter Commission Reappointment o Approved the reappointment of Commissioner Tilbury to the Charter Commission. • Recruitment & Retention Policy o Reviewed & Approved Recruitment and Retention Policy for immediate implementation, with the added language that employees must remain employed with the City six months after receiving a wellness reimbursement. • Review Process for Planning/Development: Flow Chart o Reviewed the Planning/Development Flow Chart and suggested a “napkin” application for early conceptual projects and suggested the addition of indication for steps in the process that are out of the City’s control. • 2022 Audit Reports o Approved the 2022 Audit Report as presented. • NE Water Supply Infrastructure Improvements – Environmental Assessment Notice o Approved NE Water Supply Infrastructure Improvements as presented and directed staff to post the Environmental Assessment Notice. • State Pay Equity Report o Approved the pay equity report as presented and directed staff to post the required notice. If the State finds a discrepancy in the report, Council will renew and direct staff to post the required notices.